[{"_1":2,"_109":-5,"_110":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,85,97],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},"mediaId",6571880,"mediaKeyId","3096359-1718ab9e8675ad1d7775e8f7921d24ea","parentId",3096359,"title","Council concurs with Stanislaus five‑year consolidated plan; approves consent calendar items","audioSeconds",3309,"startMs",11010000,"endMs",14319000,"viewUrl","/Search/View?dp=1&key=3096359-1718ab9e8675ad1d7775e8f7921d24ea&start=11010&end=14319","thumbnailUrl","https://assets.pipeline.soar.com/3096359-1718ab9e8675ad1d7775e8f7921d24ea/thumbnail_11010000.jpg","articleUrl","/articles/6571880/Riverbank/Los-Angeles-County/California/Council-concurs-with-Stanislaus-fiveyear-consolidated-plan-approves-consent-calendar-items","mediaUrl","https://secure.pipeline.soar.com/6571880-dbc8c77fb917bad906e0c0b8d2fa4a54/orig.mp4?Expires=1771203245&Signature=Fc4y7cdm4GWEUA73mVWzTht6A4sfJ7pdjsb7caZmDwdqkaKddttQ3HGX~KU0gGFH44~jAKM50pm44ORdVbIsAb6IvSAWL0qen5ANPQb4XYK~oSw8kCMBbRXt~8KjCUShHZlxKCDIKylmBPdp5nWBdfsSpnG6ZsxPJopkpDnhQkKNlMLfcUuXKBjaj~QWt7EkadXKeLzw7o12U2kVjEFfrxvS-LI0EiegG-Q7TtMrqd7zcvjgLiFcFZqMNCbiKLLmxox1BNoVoJZ2Wy~WgyLLcKlE883TlPQOGupaAYY55aTgSAamnE8wqO5RgD49z2xiaBlSjBzGP61Ldt0cdE6FCg__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-04-23T16:58:56.223Z","article","The City Council on April 22 adopted a resolution expressing concurrence with the Stanislaus Urban County and Stanislaus HOME Consortium consolidated plan for fiscal years 2025–29 and approved the related annual action plan for fiscal year 2025–26. Council also approved the consent calendar by unanimous roll call earlier in the meeting.

Leticia Ibanez and Tammy Alcanter (assistant city manager) presented the consolidated plan, explaining that HUD requires a five‑year consolidated plan and annual action plans to guide use of federal CDBG (Community Development Block Grant), HOME and ESG funds. Staff summarized technical analyses and community engagement, including a 188‑response public survey and multiple stakeholder meetings; the draft plan had been released for a 30‑day public review period and staff said public comments would be included in the final submission.

Key regional funding estimates presented for the Stanislaus Urban County included approximate annual allocations of $2.3 million for CDBG (about $11.5 million over five years), $1.26 million annually for HOME (about $6.3 million over five years) and roughly $205,000 annually for ESG (about $1 million over five years). Staff highlighted priority areas: affordable housing production and preservation, homelessness prevention and supportive housing, public facilities and infrastructure improvements, economic development and workforce readiness, and public services (health, senior services and crime prevention). For Riverbank, proposed projects in the joint plan included sewer improvements on Texas and Kansas Avenues and ADA updates and improvements at Pioneer Park.

Earlier in the meeting the council approved the consent calendar (motion and roll call vote recorded at 5‑0). Consent calendar items recorded in the packet included: acceptance of public improvements for D.R. Horton CA‑3, Inc. (Bruin Heights Subdivision); a resolution authorizing the city manager to enter into a common‑use agreement with Modesto Irrigation District; and authorization for submittal of an application to the San Joaquin Valley Air Pollution Control District for a clean alternatives to fireworks pilot incentive program and implementation by Parks & Recreation.

Councilmembers asked that staff continue to publicize the consolidated plan draft and engagement opportunities and noted that hard‑copy surveys and outreach results would be included in the final plan submitted to HUD.

Votes at a glance

- Consent calendar (items 9.1–9.5): approved by roll call, 5‑0. Items included acceptance of public improvements for Bruin Heights Subdivision (D.R. Horton), authorization to enter into a common‑use agreement with Modesto Irrigation District, and authorization to apply for San Joaquin Valley Air Pollution Control District grants (CDBG and other program details in packet).

- Item 12.1 (consolidated plan concurrence and annual action plan): adopted by roll call, 5‑0.

","mediaType","Video","parentTitle","April 22, 2025 Riverbank City Council Meetings","oneSentenceSummary","Riverbank voted to adopt a resolution concurring with the Stanislaus Urban County consolidated plan and the city's annual action plan for FY 2025–26, and it approved the consent calendar (including acceptance of public improvements, a consent to common use with Modesto Irrigation District, and an Air District grant application). Votes were 5‑0.","taxTitle","Riverbank, Los Angeles County, California","taxId",79254,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":46,"_47":79,"_49":80,"_51":81,"_53":82,"_55":56,"_57":58,"_59":83,"_61":62,"_63":64,"_65":84,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6571885,"Council approves alternative financing plan for Crossroads West mixed‑use project",1745,12574000,"/Search/View?dp=1&key=3096359-1718ab9e8675ad1d7775e8f7921d24ea&start=12574&end=14319","https://assets.pipeline.soar.com/3096359-1718ab9e8675ad1d7775e8f7921d24ea/thumbnail_12574000.jpg","/articles/6571885/Riverbank/Los-Angeles-County/California/Council-approves-alternative-financing-plan-for-Crossroads-West-mixeduse-project","https://secure.pipeline.soar.com/6571885-89ec98a192ba3b184c61d1f549e3cd1b/orig.mp4?Expires=1771203245&Signature=FpCkt~pZt1A9ftUhCnGKq12F5RUEMg6Vos50V96fwSMXO3NaM7SofDZIFgzqi~~RrNcyUyqxEXtnhgBgi5wzDDLeSiZtotyW7fe293AMtr40OBxmLJwfeWy5Syw~6rSA7IwQnFUD38nOcrRUDVGvFOhRBow4q8a-5ERNYhli1W5Cudul9Y4KWUpzZn7cwRMNrq32qBu4esWd8Bk3QDzMUARsE2WN-ak~9WylptI5yoibUqvlUPddt0mpSM10R37s9q43wTvqJPwVZd9cfrz7E638zIjd-5WUJPPu0BS4U5HkKNJ4jQL-i2UXQGV0BYUo5cjvpigwPg8cM-fThfCeDw__&Key-Pair-Id=KUT5TJCACFTXG","The City Council on April 22 adopted a resolution approving an alternative and equivalent financing mechanism to satisfy maintenance and service obligations tied to the MU‑1 mixed‑use parcel in the Crossroads West specific plan.

The development agreement between the city and Western Pacific Holdings, Inc. (the MU‑1 developer) had anticipated three options for financing maintenance of common improvements: annexation to the citywide Community Facilities District (CFD 2016‑1), creation of a new CFD for the development, or an alternative financing mechanism. The developer proposed option 3: use of additional sales and property tax revenue generated by the project, coupled with an operating memorandum (Operating Memorandum No. 2) that documents the parties’ responsibilities.

City staff said the alternative mechanism would cover items not otherwise maintained by the developer itself and would preserve the typical city obligations—such as repair and replacement of public street lighting, maintenance of medians, off‑site storm piping, and maintenance of Machado Parkway—while the developer would continue to fund irrigation, electric metering and frontages and assume on‑site maintenance responsibilities. The residential portion will be gated with on‑site management and private security; the city retains responsibility for general law enforcement response.

A representative for the development team described a long partnership with Riverbank and positioned the firm as a long‑term owner/operator focused on high‑quality tenant mixes and sustained property management. The developer projected that Crossroads West would generate roughly $4 million annually in sales tax revenue and an additional $230,000–$250,000 in property tax annually when complete, and estimated 1,000–1,200 ongoing local jobs plus more than 1,000 construction jobs during build‑out.

Council discussion focused on the mechanics of the split in responsibilities and the city’s continued accountability for off‑site or public infrastructure. Several council members asked the developer to keep the city informed as tenant leases mature so the council and residents are not surprised by public announcements; the developer explained that confidentiality clauses in large tenant leases sometimes prevent public disclosure of tenant names until agreements are final.

The council then approved the resolution (option 1 under the staff report’s options for tonight) authorizing the alternative financing mechanism and directing the city manager and city attorney to finalize the operating memorandum; the roll call vote was 5‑0.

","City Council approved an operating memorandum enabling MU‑1 (Crossroads West mixed‑use) to satisfy development‑agreement maintenance obligations through an alternative financing mechanism tied to project‑generated sales and property tax revenues; council vote was 5‑0.",{"_33":86,"_35":36,"_37":38,"_39":87,"_41":88,"_43":89,"_45":90,"_47":91,"_49":92,"_51":93,"_53":94,"_55":56,"_57":58,"_59":95,"_61":62,"_63":64,"_65":96,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6571890,"Riverbank council denies fee waiver for 67‑unit Riverbank Residential Home Village after months of public comment",5327,5158000,10485000,"/Search/View?dp=1&key=3096359-1718ab9e8675ad1d7775e8f7921d24ea&start=5158&end=10485","https://assets.pipeline.soar.com/3096359-1718ab9e8675ad1d7775e8f7921d24ea/thumbnail_5158000.jpg","/articles/6571890/Riverbank/Los-Angeles-County/California/Riverbank-council-denies-fee-waiver-for-67unit-Riverbank-Residential-Home-Village-after-months-of-public-comment","https://secure.pipeline.soar.com/6571890-5514243e3d013c1529921066e4ab3aac/orig.mp4?Expires=1771203245&Signature=ouCNwadYXLzUwtXzWX2eA5gv-HMWebS7b9LUKOKQyFvR5eaVJ6ZWvDRvLrEDmsYw14Lfg7JtU5Lkp97RnlgPnISW65u~K8WfkV86vHf-ezKbqCF6Zxv0v7b8hwBtnMJNmwX3FFHhL5HeE384QWahk8xWSeM~ZA0fqFGshduFlhNX9k43GFb403~mP~OUUfAPW7YxkoqSvgEE5Nc0N2yFZ7md5xN~NYrIK38sBHm7t4jW-9lr5rkQv2l3PakAGVlpx-DODcZXrIAHjPO3YYW10wl~6oH7LOXFvU3MCqhBpgV5rHzq5U-1n2uJHdZvKRfZrV9K7X5Usp9dsHzAPQah0w__&Key-Pair-Id=KUT5TJCACFTXG","The City of Riverbank on April 22 voted 5‑0 to deny a fee‑waiver request and a PLHA (Permanent Local Housing Allocation) plan amendment submitted by Central Valley Community Resources Inc. (CVCR) for a proposed 67‑unit Riverbank Residential Home Village.

City staff summarized the applicant’s requests and the project background before the public hearing. Staff said the city had previously committed roughly $1.5 million in matching funds from a state allocation secured via Senator Eggman to support a transitional and permanent supportive housing project, and that CVCR had applied for $20 million through the state Homekey Plus program (a 1:1 match program). Staff also explained that CVCR sought waiver of building permit fees, system development fees and other plan‑check and utility fees; staff reported the PLHA amendment request to reallocate three years of unspent PLHA funds (estimated by staff at about $417,298) to the CVCR project.

Darlene Barber Martinez, representing Central Valley Community Resources, and Arlene Figueroa Morales (CVCR CFO/board member) presented the Riverbank Residential Home Village as a two‑parcel development (2.88 acres and 1.64 acres) that would deliver 67 furnished units (each about 643 square feet; two bedrooms, one bath; eight ADA accessible units), perimeter security fencing, on‑site supportive services in a second phase and wraparound case management. CVCR said the project would prioritize Riverbank residents via coordinated‑entry (HMIS) and partner with county behavioral health, Golden Valley Health Centers and local school districts for services.

Public comment occupied more than an hour. Dozens of residents and community groups testified, with testimony sharply divided. Speakers opposing the project cited the project size relative to Riverbank’s 2024 point‑in‑time count, concerns about the type of clients who would be served (including people with severe mental illness or substance‑use disorders under Proposition 1 funding), fire and safety risks, the adequacy of CVCR’s fiscal track record and the absence of finalized partnership commitments and an on‑site services center on Day One. Those speakers included Karen Conrado, Maricris Carza, Milt Treweiler, Sierra Ferrer, Roselyn Chandra and others who said they feared community impacts and asked the council to protect parks and school sites.

Supporters urged the council to approve the requested waivers and partner with CVCR. Speakers including representatives of Love River Bank, Linda Legacy, David Tucker and several residents urged compassion and described local needs for affordable housing and transitional supports. CVCR and its supporters pointed to Sierra House, a local transitional program, and to workforce training graduates as evidence of successful outcomes from similar services.

Council members repeatedly asked for more concrete commitments from CVCR on operating partners, day‑one services and financial plans. Multiple council members said the applicant had not yet provided adequate documentation—commitment letters, finalized site plans updated after the April 7 pre‑application meeting, and a clear timeline for when the supportive service center (Phase 2) would be operational. During the hearing CVCR representatives said Phase 2 services could operate in a unit on site while a permanent services building was constructed but did not provide signed service contracts in the staff packet.

After discussion, a councilmember moved to deny the fee waiver request and the associated PLHA amendment; the motion passed on a roll call vote of 5‑0 (Councilmember names recorded as voting yes: Uribe, Pimentel, Call, Vice Mayor Fosse, Mayor Hernandez). The council did not approve the waiver or the requested reallocation of PLHA funds for this proposal.

Clarifying details recorded in the hearing included: the applicant’s requested PLHA reallocation estimate (~$417,298); CVCR’s Homekey Plus application amount of $20 million (1:1 match); the project description (67 units, 10‑ or 2.88 + 1.64 acres, 643 sq ft units, 8 ADA units, perimeter fencing, underground utilities, stormwater capture and a proposed Phase 2 services center); and the city’s prior commitment of $1.5 million in state funds designated for affordable/transitional housing. Public attendees repeatedly cited a $2.1 million figure for the fee waiver request; staff’s presentation referenced a waiver total described in the packet (approximate notation in staff presentation). The council majority declined the waiver amid unresolved questions about operator capacity, Phase 2 timing, financial gaps and community outreach.

Council members asked staff to continue outreach and to consider alternative uses for available housing funds—including suggestions from some council members to direct PLHA funds to other local projects such as Sierra House—if applicants cannot resolve outstanding issues. The denial preserves the city’s ability to consider other proposals for the earmarked funds and leaves the Homekey Plus application status unchanged until applicants and staff determine next steps.

","After a lengthy public hearing with dozens of speakers for and against the proposal, the City Council voted 5‑0 to deny Central Valley Community Resources' request for building‑permit and system development fee waivers and a Permanent Local Housing Allocation (PLHA) plan amendment for a 67‑unit permanent supportive housing project.",{"_33":98,"_35":36,"_37":38,"_39":99,"_41":100,"_43":101,"_45":102,"_47":103,"_49":104,"_51":105,"_53":106,"_55":56,"_57":58,"_59":107,"_61":62,"_63":64,"_65":108,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6571895,"Riverbank holds workshop on short‑term rental rules; staff to draft ordinance",876,774000,1650000,"/Search/View?dp=1&key=3096359-1718ab9e8675ad1d7775e8f7921d24ea&start=774&end=1650","https://assets.pipeline.soar.com/3096359-1718ab9e8675ad1d7775e8f7921d24ea/thumbnail_774000.jpg","/articles/6571895/Riverbank/Los-Angeles-County/California/Riverbank-holds-workshop-on-shortterm-rental-rules-staff-to-draft-ordinance","https://secure.pipeline.soar.com/6571895-d3dd0fa3c46bee1711a84fa791c14dd1/orig.mp4?Expires=1771203245&Signature=MvcS1A7wMWc08VgIA5QJJxiztKa58cyDyleHHIeed9LcLI4UxyHPNIVvs6dFdHv7BOWmMIHnMbXz16t1n0Q-Qz3IgGMBSNP9xUrm6Glr0VTLIAGIEKurzTFeQuBURyjE70RyoGUqFNUCtv2kORI4NW~XoUt5lvb~TQSRciQknZSbAnGWKLvSDN74~jVV8FBCttCaihaf9a3Wf7ZvZ5Tq9-JjLAEt75Rd~JEKZORtzCN3CUJ7R42OmbxEjUBarvkvf0N61MLjcd36Nx82uNcoo3p2nHCjpAt-uS2nNK29R3jNqhZriI9elT~LMhlhbJk6utkh-r1tJjxsniVT2dJZzw__&Key-Pair-Id=KUT5TJCACFTXG","City of Riverbank officials on April 22 held a workshop on a proposed short‑term rental ordinance and asked staff to prepare a draft for council review.

Joshua Mann, the city’s director of community development, opened the discussion and introduced David Niskin of JB Anderson Land Use Planning, who outlined key policy choices for council members and the public. Niskin defined short‑term rentals as “the use of any dwelling or portions thereof for dwelling, sleeping, or lodging purposes for 30 consecutive days or less,” and described how neighboring jurisdictions handle the use, from Modesto’s transient occupancy registration to Lodi’s home‑occupation approach.

The council’s central questions were whether to permit short‑term rentals only in single‑family zoning (R‑1) and PD plan‑development districts, whether to set a numerical cap on citywide rentals, whether to require occupancy limits, and whether permitting should be a staff‑level permit or a conditional‑use permit reviewed by the planning commission. Niskin said most nearby cities do not impose a strict cap and that Manteca is unusual in setting an occupancy rule (two adults and one child per room).

Councilmember Call said the rentals operating in Riverbank are “mostly in the R‑1 zoning district” and favored limiting initial permissions to single‑family and equivalent PD areas. Several council members and staff said they want staff to track counts and complaints over the summer before adopting strict limits. Vice Mayor Fosse supported staff‑level permitting with the option to require a conditional‑use permit later if problems continue, and councilmembers generally backed an annual renewal process.

Council discussion also touched on enforcement tools. Niskin described typical application submittal requirements—address, dwelling type, number of bedrooms, parking, proof of insurance—and noted that conditional‑use permits provide stronger revocation options if a unit generates repeated complaints. Councilmembers asked staff to coordinate with police on any proposed background‑check requirements and to research what major booking platforms (Airbnb, VRBO, Booking.com) currently require of hosts.

Next steps: staff will prepare a draft ordinance that reflects council direction—initially limiting short‑term rentals to R‑1 and PD districts, creating an application and annual renewal process, and including permit‑level options—and return for a second workshop and then the formal planning‑commission and council adoption process.

Quotes from the meeting illustrate the approach: “If you decide to do a staff level right now and we have permits that come in and are approved, and then you come in and do require a conditional‑use permit, you can't go back and require those same permits to have it retroactive,” David Niskin said, describing how a later change would apply only to new permits.

The workshop drew clarifying questions from the public about caretaker‑presence, parking in downtown multifamily areas, and whether the downtown specific plan would allow rentals; staff said some site‑specific plan amendments might be required. No formal action or vote was taken at the workshop.

Councilmembers asked that staff collect six to eight months of local listings and complaint data, document how other cities define and enforce short‑term rentals, and return with a draft ordinance that includes recommended application materials and enforcement language.

","City staff and a land‑use consultant briefed council on options for regulating short‑term rentals (Airbnb/VRBO). Council directed staff to prepare a draft ordinance for single‑family districts and PD zones, include annual renewals and permitting, and return with data on counts, complaints and enforcement options.","actionData","errors"]

Article not found

Council concurs with Stanislaus five‑year consolidated plan; approves consent calendar items

Council approves alternative financing plan for Crossroads West mixed‑use project

Riverbank council denies fee waiver for 67‑unit Riverbank Residential Home Village after months of public comment

Riverbank holds workshop on short‑term rental rules; staff to draft ordinance