Planning commission approves 38‑unit Lucky House Tiny Homes village; commissioners note access and stormwater conditions

The Riverbank Planning Commission voted 4–0 on June 18 to approve the Lucky House Tiny Homes architecture and site plan review (ASPR 09/2023), allowing a 38‑unit tiny‑house rental development on a 2.25‑acre parcel between Ward Avenue and the westerly extension of Ross Avenue (APN 075‑010‑065).

Contract city planner Miguel Galvez presented the proposal on behalf of Mid Valley Engineering and owner Wei Wang. The project calls for 38 detached dwellings—about 426 to 805 square feet each—arranged around privately maintained streets and alleys. The unit mix would include 24 one‑bedroom and 14 two‑bedroom units; one unit would be reserved for an on‑site property manager. The site plan provides one off‑street parking space per unit (38 spaces total), private alleys designated as fire lanes, and landscaping corridors and pedestrian walkways. Proposed buffering includes 6‑foot masonry or wood fences along property lines adjacent to light‑industrial uses.

Staff told the commission the site lies in a CX1 mixed‑use zone and that the project meets the minimum density and general plan consistency tests; staff also determined the project is exempt from CEQA under Guideline section 15332 as an infill development project. Galvez identified four primary issues addressed in the staff report: (1) communications‑tower equipment on or near the site that will need relocation; (2) proximity to light‑industrial uses and proposed buffering; (3) stormwater runoff concerns (the project proposes a French‑drain percolation system and contemplates a storm‑drain basin); and (4) coordination with Oakdale Irrigation District facilities.

Commissioners asked how affordability will be secured. Galvez said the applicant will pursue state, federal and Low Income Housing Tax Credit (LIHTC) funding; LIHTC financing, if awarded, typically carries affordability covenants (the presenter cited 55‑year affordability commonly required by those funding sources). Joshua Mann disclosed a prior employment relationship to the applicant’s engineering firm and recused himself from the dais during the presentation.

A Zoom public commenter, Jeff Globe (owner of Smoothest Glass Fiberglass Repair), asked whether Ross Road behind his shop would remain passable and voiced concerns about safety and narrow roadway width. Applicant engineer Derek Martis said Ross Avenue would be widened to a 35‑foot part‑width street adjacent to the project, that a fence on the north side would limit through travel and that traffic‑calming or speed‑deterrent measures could be evaluated during the engineering review; he also said the private road currently serves cell‑tower access.

A motion to approve the resolution was made and seconded; the commission adopted resolution 2024‑003 by a 4–0 roll call. The approval includes project and standard conditions to address stormwater management, buffering from adjacent uses, coordination on communications‑tower equipment, and ongoing permitting and engineering details. Staff noted the project’s finances and long‑term affordability will depend on the applicant’s ability to secure external funding programs.

Next steps include processing building permits, any required coordination with Oakdale Irrigation District on relocated facilities, and engineering review to finalize road sections and traffic‑safety measures.