City Council / Local Redevelopment Authority / Public Financing Authority
April 28, 2026

CITY COUNCIL / LRA BOARD CITY OF RIVERBANK
Regular City Council and Local
Redevelopment Authority Board
Meetings
Mayor/Chair
Rachel Hernandez
Council/Authority Members
District 1 — Luis Uribe
District 2 — Cindy Fosi
Vice Mayor, District 3 — John Pimentel
District 4 — Stacy Call
Council Chambers
6707 Third Street, Suite B
Riverbank, CA 95367
TUESDAY, APRIL 28, 2026 — 6:00 PM
(THE AGENDA PACKET IS ONLINE AT HTTPS://RIVERBANKCA.PORTAL.CIVICCLERK.COM/) **Para Traduccion en Español, favor de referirse a la ultima pagina de la agenda**

1. CALL TO ORDER

2. FLAG SALUTE

3. INVOCATION

4. ROLL CALL

5. AGENDA CHANGES

6. CONFLICT OF INTEREST
Any Council/Authority Member who has a direct Conflict of Interest on any scheduled agenda item to be considered is to declare their conflict at this time. Pursuant to Government Code Section 84308 (Levine Act), any Council /Authority Member who has received a contribution of $500 or more within the preceding 12 months from a party, participant, or their agent related to an item on the agenda must disclose that contribution on the record prior to participation in the discussion or decision on the item and may be required to recuse themselves, as applicable.

7. PRESENTATIONS (Informational only)
Item 7.1. STRGBA Update

8. PUBLIC COMMENTS (No action can be taken)
At this time, members of the public may comment on any item not appearing on the agenda, and within the subject matter jurisdiction of the City Council/LRA Board. Individual comments will be limited to a maximum of 3 minutes (or as stated by the presiding Officer) and time cannot be yielded to another person. Under State law, matters presented during the public comment period cannot be discussed or acted upon.

Refer to the last page of this agenda for the Public Comment Procedures via ZOOM.

IN PERSON COMMENTS: Please fill out a Comment Card and return it to the City Clerk.

9. CONSENT CALENDAR (No obligation to read aloud)
All items listed on the Consent Calendar are to be acted upon by a single action of the City Council/LRA Board unless requested by an individual Council/Authority Member or member of the public for special consideration. Otherwise, the recommendation of staff will be accepted and acted upon by motion of the City Council/LRA Board.

Item 9.1. Waiver of Readings
Item 9.2. Approval of the City Council and Local Redelopment Authority Board Meeting Minutes for April 14, 2026.

Item 9.3. Resolution Declaring an Emergency and Authorizing an Emergency Appropriation of Funds in the Amount of $120,205.00 from Sewer Fund 106 for the Emergency Purchase of a Parkson Helisieve Shaftless Spiral Screen

10. PUBLIC HEARING
The public notice for item 10.1 was published in the newspaper on April 1, 2026.

Item 10.1.
6 th Cycle Housing Element. City Council to Consider the Following:

Resolution Approving a General Plan Amendment to Adopt the 6th Cycle Housing Element and to Authorize Staff to Submit the 6th Cycle Housing Element to the State of California Department of Housing and Community Development (GPA 01- 2025).

Resolution Approving a General Plan Amendment of Five (5) Properties from Industrial/Business Park (I/BP), Mixed Use (MU), Civic (C), Community Commercial (C/C), and Lower Density Residential (LDR) to Higher Density Residential (HDR) and Mixed Use (MU) (GPA 01-2025).

Introduction and First Reading of an Ordinance Amending the Crossroads Community Specific Plan (SP-1) to add the Mixed Use (CX-1) Designation, and to Rezone Eight (8) Properties from Light Industrial (M-1), Neighborhood Commercial (NC)(SP-1), Public/Quasi-Public (P/QP)(SP-1), Highway Commercial (HC)(SP-1), Neighborhood Park/Basin (NP/B)(SP-1), and Planned Development (P-D 71) to Multiple Family Residential (R-3), Medium/High Density Residential (MHR) (SP-1), and Mixed Use (CX-1) (SP-1) (SPA 01-2025, REZ 02-2025).

Resolution to Amend the General Plan Land Use Element to Establish a Maximum Density for the Higher Density Residential and Mixed Use General Plan Land Use Designations (GPA 01-2025).

Introduction and First Reading of an Ordinance Amending the Riverbank Municipal Code by Amending Sections §153.067 and §153.071 and adding Sections §153.166 through §153.169 entitled “Regional Housing Needs Assessment Overlay” (ZOA 01-2025).

11. NEW BUSINESS
Item 11.1. Resolution to accept the 2025 Housing Element and General Plan Annual Progress Report
Item 11.2. Resolution of Concurrence with the Stanislaus Urban County and Stanislaus HOME Consortium Annual Action Plan for Fiscal Year 2026-2027 and Support of Submission to the U.S. Department of Housing and Urban Development (HUD)
Item 11.3. Resolution Approving the Reappointment of Seabre Dillard and Sara Malough to the Parks and Recreation Advisory Committee.

Item 11.4. Resolution Accepting and Incorporating the Recommendations of the City of Riverbank Classification and Compensation Study prepared by Evergreen Solutions, LLC
Item 11.5. Resolution Approving the Amendment to the Memorandum of Understanding Between the City of Riverbank and the Riverbank Miscellaneous Employees Bargaining Unit and Adopt updated Salary Schedule
Item 11.6. Resolution Approving the Amendment to the Memorandum of Understanding Between the City of Riverbank and the Riverbank Mid-Management Employee Association and Adopt an updated Salary Schedule.

Item 11.7. Resolution Authorizing the City Manager to Proceed with the Acquisition of Real Property Located at 3300 Atchison Road Riverbank, CA 95367 (APN: 132-009- 069) for the Future Site of Riverbank City Hall in the Amount of $840,000.00 and Execute, on behalf of the City, Any and All Documents Necessary to Complete the Acquisition of Real Property, Authorize Staff to Proceed With the Conceptual Design of the Future City Hall Upon Acquisition, And Allocate Funds from the General Fund Reserves for Said Acquisition and from the Police And General Government System Development Fee Fund 210 for the Design

12. COMMENTS/REPORTS
A brief report on notable attendance of a meeting or conference or other notable topics of City business shall be made. The Brown Act does not allow for discussion or action of items by the City Council/LRA Board during this time.

Item 12.1. Staff
Item 12.2. Council/Authority Member
Item 12.3. Mayor/ Chair

13. CLOSED SESSION
Item 13.1. Conference with Legal Counsel – Anticipated Litigation Significant exposure to litigation pursuant to Gov. Code, § 54956.9(d) Number of Cases: (1 case)

14. REPORT FROM CLOSED SESSION
Item 14.1. Report from Closed Session Item 13.1
Conference with Legal Counsel – Anticipated Litigation
Significant exposure to litigation pursuant to Gov. Code, § 54956.9(d) Number of Cases: (1 case)

15. ADJOURNMENT The Next Regular City Council Meeting will be on Tuesday, May 12th, 2026.

AFFIDAVIT OF POSTING
I hereby certify under penalty of perjury, under the laws of the State of California that the foregoing agenda was posted at the meeting location, on the North City Hall public exterior bulletin board, South City Hall public exterior Bulletin, Riverbank Community Center exterior bulletin, and the City’s website 72 hours prior to the meeting in accordance to the California Ralph M. Brown Act.

Posted this 23rd Day of April, 2026.
/s/Gabriela Hernandez, CMC, City Clerk

ADA COMPLIANCE STATEMENT
In compliance with the Americans with Disabilities Act, and the Governor’s Executive Order N-29-20, the City will make every effort to make reasonable modifications or accommodations from individuals with disabilities. Contact the Administration Dept. at (209) 863-7122 or the City Clerk at [email protected] at least (48) hours prior to the meeting to enable the City to make reasonable arrangements for accessibility.

NOTICE REGARDING NON-ENGLISH SPEAKERS
Pursuant to California Constitution Article III, Section IV, establishing English as the official language for the State of California, and in accordance with California Code of Civil Procedures Section 185, which requires proceedings before any State Court to be in English, notice is hereby given that all proceedings before the City of Riverbank City Council/LRA Board shall be in English and anyone wishing to address the Council is required to have a translator present who will take an oath to make an accurate translation from any language not English into the English language.

How to Use Live Spanish Translation/ Como Usar Traducción en Español En Vivo STEP 1/PASO 1 STEP 2/PASO 2 STEP 3/PASO 3
Scan QR Code Choose Spanish Language Read Captions on Device Use Headset for Audio
Escanea el código Escoja el idioma Español Lea subtítulos en su aparato Use auriculares para audio
https://attend.wordly.ai/join/LHDA-5715

Any documents that are not privileged or part of a Closed Session provided to a majority of the City Council / LRA Board after distribution of the agenda packet, regarding any item on this agenda, will be made available for public inspection at the City Clerk’s Office 6707 Third St., Suite A, Riverbank.

TELECONFERENCE/VIRTUAL PLATFORM PUBLIC PARTICIPATION

COMMENT PROCEDURES FOR CITY COUNCIL MEETING HELD IN

CONFORMANCE WITH THE BROWN ACT
PUBLIC "LIVE" VIEWING
• Government Channels: Charter — 2 and AT&T U-VERSE — 99 • YouTube Live — City of Riverbank
• Via ZOOM Platform (See instructions below)

SUBMITTING PUBLIC COMMENTS FOR THE RECORD
Written comments must be received before 4:00 p.m. on the date of the meeting in order for them to be distributed to the Council prior to consideration of the matter.

Written comments will not be read aloud at the meeting, but will be reported as received for the record. If you do not receive an acknowledgement of receipt within an hour of submission or by 5:00 p.m., please call the City Clerk's Office at (209) 863-7198 or the Administration Dept. at (209) 863- 7122.

ACCEPTABLE METHODS OF SUBMITTING COMMENTS BEFORE THE 5:00 PM DEADLINE • Via Mail Service: Mail comments to City of Riverbank, Attn: City Clerk, 6707 Third Street, Suite A, Riverbank, CA 95367. (Call 209-863-7198 / 209-863-7122 to ensure they were received.)
• Via Email: [email protected]
(Note: This technology is not a guaranteed method.)
o Indicate Agenda Item # in the subject line. (Call 209-863-7198 / 209-863-7122 to ensure receipt.)
• Oral Comments In-Person: The Mayor will ask the public if anyone wishes to comment, at that time you may approach the podium.
• Oral Comments Via Zoom:The Mayor will announce when public comments may be made for a limit of 3 minutes on the agenda item being considered, at which time you will:
o Using a computer — click on the “raise hand” feature in the webinar controls.

This will alert staff that you wish to speak, and you will be unmuted. o Using a Phone — press *9 to “raise the hand”. This will alert staff that you wish to speak, and you will be unmuted.
o (Please make sure the volume on your device is on and that any nearby device or any nearby device is turned down.)
Teleconference Phone Number: (This system is a backup for ZOOM technical difficulties only when providing oral comments.) If there are technical difficulties or disconnection with ZOOM

Any documents that are not privileged or part of a Closed Session provided to a majority of the City Council / LRA Board after distribution of the agenda packet, regarding any item on this agenda, will be made available for public inspection at the City Clerk’s Office 6707 Third St., Suite A, Riverbank.

while making oral comments, please immediately call the teleconference phone number (209) 863-7151 so that Council may receive your comments. Council will be waiting for your call.

Thank you.

JOIN THE MEETING VIA ZOOM PLATFORM
Join by this link: https://us02web.zoom.us/j/81500912873 Join by accessing website: https://zoom.us/join — enter Webinar ID: 894 4341 5826 Join by telephone: 1 669 444 9171 OR 1 669 900 9128, plus Webinar ID: 894 4341 5826 Learn about using ZOOM - Visit https://zoom.us/j/ for a free account or to download the app.

Item 7.1. - CC / LRA – 4/28/2026

RIVERBANK CITY COUNCIL / LRA BOARD
AGENDA ITEM NO. 7.1.

SECTION : PRESENTATIONS
Meeting Date: 4/28/2026
Subject: STRGBA Update
From: Marisela H. Garcia, City Manager
Submitted by: Marisela Garcia, City Manager

RECOMMENDATION
City Council to receive a presentation regarding the recent discussions held at the monthly Stanislaus & Toulumne Rivers Groundwater Basin Association (STRGBA) meetings, the County's Water Advisory Committee, and the creation of an Ad-Hoc Committee by the Stanislaus County Board of Supervisors.

SUMMARY
City Staff will share a brief update on continuing conversations regarding groundwater sustainability.

STRATEGIC PLAN
While this item is not directly related to the City Council's Strategic Plan, it does work towards acheiving the City's Core Values of "Transparency & Collaboration."

BACKGROUND

FINANCIAL IMPACT
There is no financial impact associated with this report.

ATTACHMENTS
None

Item 9.1. - CC / LRA – 4/28/2026

RIVERBANK CITY COUNCIL / LRA BOARD
AGENDA ITEM NO. 9.1.

SECTION : CONSENT CALENDAR
Meeting Date: 4/28/2026
Subject: Waiver of Readings
From: Marisela H. Garcia, City Manager
Submitted by: Gabriela Hernandez, City Clerk

RECOMMENDATION
It is recommended that the City Council / LRA Board approve the waiver of readings of any proposed ordinances and resolutions for consideration, except by title.

SUMMARY
In lieu of reading the entire text of a proposed ordinance or resolution that is introduced for consideration for adoption and approval, by majority vote, the City Council/LRA Board may waive the reading of the text and introduce the ordinance or resolution by title only for the record. The full text of the proposed ordinances and resolutions, and any related documents that are part of the agenda packet, are available for review by the public on the City’s website and in the City Clerk’s office at City Hall (North) upon distribution to a majority of the City Council/LRA Board; typically 72 hours prior to the scheduled date and time of the meeting.

STRATEGIC PLAN
Waiver of reading supports the City's 2025-2030 Strategic Plan by promoting efficient and transparent descision-making.

BACKGROUND
The full readings are being waved to allow the City Council/LRA Board to introduce and consider the items in a timely and efficient manner. The items have been provided to the City Council/LRA Board in advance of the meeting for review.

FINANCIAL IMPACT
There is no financial impact associated with this item.

ATTACHMENTS
None

Item 9.2. - CC / LRA – 4/28/2026

RIVERBANK CITY COUNCIL / LRA BOARD
AGENDA ITEM NO. 9.2.

SECTION : CONSENT CALENDAR
Meeting Date: 4/28/2026
Subject: Approval of the City Council and Local Redelopment Authority Board Meeting Minutes for April 14, 2026.

From: Marisela H. Garcia, City Manager
Submitted by: Gabriela Hernandez, City Clerk

RECOMMENDATION
It is recommended that the City Council/Local Redevelopment Authority Board approve the City Council/LRA Meeting Minutes for April 14, 2026.

SUMMARY
The Draft Minutes of the City Council and the Local Redevelopment Authority Board meeting have been prepared for review and approval.

STRATEGIC PLAN
Preparation and approval of the meeting minutes align with the City's 2025-2030 Strategic Plan core values of transparency and accountability.

BACKGROUND
The meeting minutes provide an official record of the actions taken and discussions held during the City Council Meetings. Staff prepares the minutes in accordance with the applicable laws and established procedures, and they are presented for review and approval to ensure accuracy and transparency.

FINANCIAL IMPACT
There is no financial impact associated with this report.

ATTACHMENTS

1. Minutes_CC-LRA 04-14-2026

CC / LRA Minutes – 4/14/2026

CITY COUNCIL / LRA BOARD CITY OF RIVERBANK
Regular City Council and Local
Redevelopment Authority Board
Meetings
Mayor/Chair
Rachel Hernandez
Council/Authority Members
District 1 — Luis Uribe
District 2 — Cindy Fosi
Vice Mayor, District 3 — John Pimentel
District 4 — Stacy Call
Council Chambers
6707 Third Street, Suite B
Riverbank, CA 95367
TUESDAY, APRIL 14, 2026 — 6:00 PM
(THE AGENDA PACKET IS ONLINE AT HTTPS://RIVERBANKCA.PORTAL.CIVICCLERK.COM/)

1. CALL TO ORDER
Mayor / Chair Hernandez called the meeting to order at 6:00pm.

2. FLAG SALUTE
Vice Mayor Pimentel led the pledge of allegiance.

3. INVOCATION
Reverend Randy Richardson provided the Invocation.

4. ROLL CALL
City Clerk Hernandez conducted Roll Call.

Members of the City Council / Local Redevelopment Authority Board present:

Council Member / Authority Member District 1 Luis Uribe Council Member/ Authority Member District 2 Cindy Fosi
Council Member / Authority Member District 4 Stacy Call Vice Mayor / Vice Chair District 3 John Pimentel
Mayor / Chair Rachel Hernandez

5. AGENDA CHANGES
No Agenda Changes.

6. CONFLICT OF INTEREST
None Declared.

7. PRESENTATIONS
Item 7.1. Student Support Fund Scholarship Awards by Riverbank Sister Cities Committee
Elizabeth Uribe and the Sister Cities Committee presented the Scholarship Awards.

CC / LRA Minutes – 4/14/2026
Item 7.2. Proclamation — National Arbor Day
Mayor Hernandez read the proclamation in celebration of National Arbor Day.

Item 7.3. Proclamation — National Library Week
Mayor Hernandez read and presented the proclamation for National Library Week to Friends of the Library Group.

8. PUBLIC COMMENTS
Mayor Hernandez opened the Public Comment Period at 6:23 P.M.

Olivia Arambula, Riverbank Chamber of Commerce, extended an invitation to upcoming community events.

Michael Christie, Riverbank resident, to express his opposition to the rezoning of Roselle and Glow Road.

Jordan Davidson, Riverbank resident, to express his opposition to the rezoning of Roselle and Glow Road.

Rosevelt Brown, Riverbank resident, to express his opposition to the rezoning of Roselle and Glow Road.

Molly Hoyt, Riverbank resident, to express her opposition to the rezoning of Roselle and Glow Road.

Bucky Hoyt, Riverbank resident, to express his opposition to the rezoning of Roselle and Glow Road.

Edward Jones, Riverbank resident, let the Mayor and Council know they are doing a fine job improving the City of Riverbank.

Mayor Hernandez Closed the Public Comment Period at 6:40 P.M.

9. CONSENT CALENDAR
Item 9.1. Waiver of Readings
Item 9.2. Approval of the City Council and Local Redevelopment Authority Board Meeting Minutes for March 10, 2026, and Special Meeting Minutes for March 24, 2026.

Item 9.3. Resolution Approving the Fiscal Year 2024 and Fiscal Year 2025 Community Development Block Grant (CDBG) Funding Agreements with Stanislaus County Resolution 2026-019

CC / LRA Minutes – 4/14/2026
Item 9.4. Resolution Approving the Memorandum of Agreement for Implementation of the Pyrethroid Control Program; CASQA Group Membership & Our Water Our World (OWOW) Group Subscription with Stanislaus County – San Joaquin County Central Valley Agencies and Authorize the City Manager or Designee to Execute the Agreement on behalf of the City of Riverbank
Resolution 2026-020
Item 9.5. Resolution Adopting a List of Projects for Fiscal Year 2026-2027 Funded by SB 1:

The Road Repair and Accountability Act of 2017
Resolution 2026-021
Item 9.6. Resolution to Award Contract for Jacob Myers Park Food Vendors to Ice Ice Baby Ice Cream
Resolution 2026-022
There being no public comments, Mayor Hernandez brought the item back to City Council.

ACTION: By motion moved and seconded (Uribe / Fosi 5/0) to approve Consent Calendar as presented.

Motion carried by City Council and LRA Board roll call vote:

AYES: Uribe, Fosi, Pimentel, Call, and Mayor Hernandez
NAYS: None / ABSENT: None / ABSTAINED: None

10. NEW BUSINESS
Item 10.1. Resolution Ratifying the Stanislaus Consolidated Fire Protection District Ordinance No. 2026-16, adopted on February 11, 2026, as required under Health and Safety Code section 13869.7
Director of Community Development Josh Mann gave a comprehensive staff report and PowerPoint presentation on the ratification of the Stanislas Consolidated Fire Protection District's adopted Ordinance No. 2016-16.

City Council discussed the item with staff.

There being no further public comment, Mayor Hernandez brought the item back to city council.

ACTION: By motion moved and seconded (Uribe / Fosi 5/0) approve Resolution 2026-023 to approve the ratification of
SCFPD Ordinance No. 2016-16.

Motion carried by unanimous City Council and LRA Board roll call vote:

AYES: Uribe, Fosi, Call, Pimentel, and Mayor Hernandez
NAYS: None / ABSENT: None / ABSTAINED: None

CC / LRA Minutes – 4/14/2026

11. COUNCIL REFERRALS
Item 11.1. America's 250th Anniversary
Councilmember Call gave PowerPoint Presentation on America's 250th Anniversary.

DIRECTION: Councilmember Uribe, Councilmemeber Call, Vice Mayor Pimentel gave direction to bring back this item on the next meeting agenda for further discussion.

12. COMMENTS/REPORTS
Item 12.1. Staff
City Manager Garcia:
• Mayor and council, just a couple of comments for tonight. The city's flag design contest is still accepting designs until this Thursday, April 16th at 5:30pm. The application and design guidelines are available on the City's website.
• From the City Clerk, the city is currently accepting applications for the second cohort of the Riverbank Youth Council. There is an informational night being held on Monday, April 20th, from 4:00pm to 5:00pm that will be here in the City Council Chambers. And the applications are available online and at City Hall North in the admin department. Those are due on Thursday, May 14th, at 5:30pm. • And the last comment, the city's notice of funding availability for affordable housing developments is still open and accepting proposals until Monday, May 4th at 5:00pm. There's currently $1.5 million available for projects.

Item 12.2. Council/Authority Member
Vice Mayor Pimentel:
• Good evening everyone. It's nice to be back. Having spent 21 days in the Philippines, I learned why we have our own laws and rules and regulations about vendors. You know, when I first came to the council, I was like, they're just trying to earn a living out there. We're kind of hard on them. But that's not the case. The reason why we have everything in place is because, in the Philippines, it's out of control and here in Riverbank its in control. There's a reason for everything. The Health Department in the Philippines, they can just set up in the streets, interrupt the traffic, and the police look the other direction. They look away, so I have a lot of respect for Riverbank and why we do what we do. I just wanted to say that. • On 4/30 I will be attending the State of the City with the Mayor and all the Council. We hope you can come out.
• Also, on May 13th I will be attending the Stanislaus Homeless Alliance meeting. It's very important that we educate on the homeless alliance, and it's something that I'm passionate about, and I hope to learn from it.
• If you have books and want to donate them to the local books, please contact me and I will take them to the right places.

CC / LRA Minutes – 4/14/2026
Councilmember Uribe:
• So, as mentioned by Marisela, the flag design ends April 16th at 5:30pm. So, once you submit your designs, come on down to Council.
• Sister Cities is going to be holding their first ever Tamazula night. It's going to be here in the chambers at 5:30pm to 7:30pm. It's an invitation to all residents who call Tamazula home. We want you to bring your stories, your memories, traditions, and share those firsthand with the committee. So our community can kind of celebrate together. • On Monday 4/20, I will be presenting to a primarily Spanish-speaking group who are highly engaged in our community about the status of the Blue Zone project. The status of the heal ordinance that the previous Council had passed. They are very excited about the information.

They meet consistently. So there are a lot of aspects of that group that align kind of with the Blue Zone project. So we want to loop them in and just kind of build on that. • Also, on 4/20 I will be meeting with Councilmember Cindy Fosi here for the Wasterwater Treatment expansion feasibility project. So we will be reviewing those alternatives evaluation and ranking metrics confirming alignment on preferred alternatives as we move this to the next phase. So, following this, staff will prepare it and bring it to the Council for the evaluation. • April 25th LOVE Riverbank is happening. After those events, make sure you come out to the Community Center. Also, downtown here the Somar Music Festival will be happening from 11:00am to 8:00pm. So come on out.

Councilmember Fosi:
• On April 21st, the women's group will be meeting at Morris Nursery. You can come and go shopping for plants, and they give us a little discount, and they offer help on how to plant and what dirt you need and everything. So that is pretty cool. • Last Wednesday I went to the Stanislaus Housing Alliance meeting in downtown Modesto.

The City of Modesto presented their annual action plan which talks about the monies that they will have available for homelessness and building facilities, which was pretty interesting. • Sierra House updates that there were 232 showers given last month. 111 of them were women, 113 were men. There were 213 meals given out.
• On 4/20, as Luis said, we will be attending a presentation on the feasibility study. I am very excited that this is moving forward as i brought it forward. So i am really excited to see and work with Blackwater on what different availability they see for our Wastewater Treatment plant and what's the best route to go and then looking forward to being able to present it to our citizens.

Councilmember Call:
• A few weeks ago, I attended Project Resolve, and it was my second favorite one, probably because we got to tour the Juvenile Hall Center on Bluegum, and it was really interesting to see. One, I can happily say that the facility is not full. So that was nice to see. We were actually able to tour some of the rooms and classrooms, and they were not full. So we are not at capacity, which is great for our youth. These kind of red flags to me, and maybe not red flags, but things that kind of make your head spin are that they're housing 12yr old to 25 yrolds together. That's the age range. Currently, there are around 70 juveniles in the center and less than 10 of them are women. And in some of the conversations they talked about the

CC / LRA Minutes – 4/14/2026
female presence being much higher historically, so women are not in juvenile hall as frequently and I feel like that is a positive, but also it kind makes you wonder what shift happened. So, for me, that was just interesting data that they shared with us. But it was really cool to see it. I have always wanted to see it.I don't know why, so it was a fun walk-through. • Marisela hit on it, but the youth council info night is here in the Council Chambers next Monday the 20th at 4:00pm. And then right after, I'll be doing my office hours at the Riverbank Industrial Complex in building 18 at 6:00pm not only will it be my office hours, but I will have Amber Collins, the Executive Director StanCog and she will be doing a brief overview on housing. So I am calling it housing 101. So I encourage the Riverbank community members, especially those with questions regarding the rezoning process that is currently going on, to come hear, listen, see the process of housing in California.

Item 12.3. Mayor/Chair
Mayor Hernandez:
• I attended my first StanRTA board meeting. Which is our public transit system or our bus system. The system is facing some potential large budget cuts and that will likely result in route cuts should we not address the budget as a whole. And so that is kind of looming over the board right now. And there is more to come around that. • I just want to welcome Kinfolks, which is right here corner from us, and Cocina Devina, which is in the River Heights Shopping Center, which has had their soft opening as well. So if you want to check out new restaurants, these are a couple that really complement our city.

13. CLOSED SESSION
Item 13.1. LIABILITY CLAIMS
(Pursuant to Govt. Code §54961)
Claimant: Roderick Arellano-Carpenter & Zuckerman
Agency Claimed Against: City of Riverbank
Item 13.2. CONFERENCE WITH REAL PROPERTY NEGOTIATORS
(Pursuant to Govt. Code § 54956.8)
Property: 3300 Atchison Rd. (APN: 132-009-069)
Agency Negotiator: Marisela H. Garcia, City Manager
Property Negotiator: Del Rio City Center, LLC.

Under Negotiation: Price, terms of payment, or both
There being no public comments, Mayor Hernandez moved to Closed Session at 7:04 P.M.

Reconvened from Closed Session at 7:23 P.M.

CC / LRA Minutes – 4/14/2026

14. REPORT FROM CLOSED SESSION
Item 14.1. Report from Closed Session Item 13.1

LIABILITY CLAIMS
(Pursuant to Govt. Code § 54961)
Claimant: Roderick Arellano-Carpenter & Zuckerman
Agency Claimed Against: City of Riverbank
DIRECTION: Claim was denied by a vote of 5/0.

Item 14.2. Report from Closed Session Item 13.2

CONFERENCE WITH REAL PROPERTY NEGOTIATORS
(Pursuant to Govt. Code § 54956.8)
Property: 3300 Atchison Rd. (APN: 132-009-069)
Agency Negotiator: Marisela H. Garcia, City Manager
Property Negotiator: Del Rio City Center, LLC.

Under Negotiation: Price, terms of payment, or both
DIRECTION: Direction was provided to staff.

15. ADJOURNMENT
There being no further business, Mayor / Chair Hernandez adjourned the regular meeting at 7:23 P.M. to the next regular scheduled City Council / LRA Meeting of April 28, 2026.

ATTEST: (Adopted 04/28/2026) APPROVED:
____________________________________
Gabriela Hernandez, CMC
City Clerk / LRA Recorder
____________________________________
Rachel Hernandez
Mayor/Chair

Item 9.3. - CC / LRA – 4/28/2026

RIVERBANK CITY COUNCIL / LRA BOARD
AGENDA ITEM NO. 9.3.

SECTION : CONSENT CALENDAR
Meeting Date: 4/28/2026
Subject: Resolution Declaring an Emergency and Authorizing an Emergency Appropriation of Funds in the Amount of $120,205.00 from Sewer Fund 106 for the Emergency Purchase of a Parkson Helisieve Shaftless Spiral Screen From: Marisela H. Garcia, City Manager
Submitted by: Cody Bridgewater, Director of Public Works

RECOMMENDATION
It is recommended that the City Council consider a resolution authorizing the City Manager to approve an emergency purchase of a headworks screen from Parkson Corporation in an amount not to exceed $120,205.00.

SUMMARY
Failure of the headworks screening system presents an immediate risk to plant operations, including:
• Potential damage to downstream treatment equipment
• Reduced treatment efficiency and process reliability
• Increased maintenance and emergency repair costs
• Risk of non-compliance with regulatory discharge requirements Staff evaluated replacement options and obtained a quote from Parkson Corporation for a Helisieve Shaftless Spiral Screen (Model HLS500MA), which is a direct replacement of the existing failed equipment.

The proposed unit is designed for:
• Application: Raw sewage screening at 3 MGD peak flow
• Screen opening: 1/4 inch
• Construction: Primarily 304 stainless steel, with coated carbon steel components • Drive motor: 1 HP
• Configuration: In-channel unit with transport tube, press zone, and discharge section The quote does not include freight field service. Installation will be done by City staff.

Given the urgency of restoring full headworks functionality and the long lead times associated with wastewater equipment, staff recommends proceeding under emergency procurement provisions as set forth in the State of California Public Contract Code Section 22050.

Item 9.3. - CC / LRA – 4/28/2026

STRATEGIC PLAN
This item is directly related to the City Council's Strategic Plan Objective to "Evaluate aging infrastructure to rehabilitate and/or retire from use."

BACKGROUND
The City of Riverbank Wastewater Treatment Plant (WWTP) provides essential wastewater treatment services to the community. The headworks screen is a critical component of the treatment process, designed to remove solids and debris from incoming raw sewage and protect downstream equipment.

The existing headworks screen has experienced a mechanical failure and is no longer operable. The unit has reached the end of its service life and cannot be reliably repaired. Temporary measures are in place but are not sustainable for continued plant operations.

Due to the long lead time in procuring this equipment, this request is being made pursuant to California Public Contract Code Section 22050(a) which states:
(1) In the case of an emergency, a public agency, pursuant to a four-fifths vote of its governing body, may repair or replace a public facility, take any directly related and immediate action required by that emergency, and procure the necessary equipment, services, and supplies for those purposes, without giving notice for bids to let contracts.
(2) Before a governing body takes any action pursuant to paragraph (1), it shall make a finding, based on substantial evidence set forth in the minutes of its meeting, that the emergency will not permit a delay resulting from a competitive solicitation for bids, and that the action is necessary to respond to the emergency.

FINANCIAL IMPACT
Based on the vendor quote and additional allowances:

Base Equipment Cost: $100,171.00
Shipping Allowance (10%): $10,017.00
Contingency (10%): $10,017.00
Total Not-to-Exceed Cost: $120,205.00
Funding is available in the Wastewater (Sewer) Enterprise Fund and will be allocated to cover equipment procurement, delivery, and unforeseen costs associated with installation and integration.

ATTACHMENTS

1. Resolution

2. Parkson Preliminary Budget

CC/LRA – 04/28/2026
CC Resolution 2026-

CITY OF RIVERBANK
RESOLUTION 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERBANK,

CALIFORNIA, AUTHORIZING AN EMERGENCY APPROPRIATION OF FUNDS IN THE AMOUNT OF $120,205.00 FROM SEWER FUND 106 FOR THE EMERGENCY

PURCHASE OF A PARKSON HELISIEVE SHAFTLESS SPIRAL SCREEN

THE CITY OF RIVERBANK CITY COUNCIL (HEREAFTER REFERRED TO AS THE “CITY COUNCIL”) DOES HEREBY RESOLVE THAT:

WHEREAS, the City of Riverbank operates a Wastewater Treatment Plant essential to protecting public health and the environment; and WHEREAS, the headworks screen is a critical component necessary for proper treatment plant operation; and
WHEREAS, the existing headworks screen has failed and is no longer operable; and
WHEREAS, the failure creates an urgent need to prevent damage to downstream equipment and avoid potential regulatory violations; and WHEREAS, the City has received a quote from Parkson Corporation in the amount of $100,171.00; and
WHEREAS, additional allowances for shipping and contingency bring the total authorized amount to $120,205.00; and
WHEREAS, the Riverbank Municipal Code authorizes the waiver of competitive bidding requirements in emergency situations; and
WHEREAS, City of Riverbank is declaring an emergency and proceeding with the purchase pursuant to California Public Contract Code Section 22050; NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Riverbank hereby authorizes the emergency appropriation of funds in the amount of $120,205.00 from Sewer Fund 106 for the emergency purchase of a Parkson Helisieve Shaftless Spiral Screen.

PASSED AND ADOPTED by the City Council of the City of Riverbank at a regular meeting held on the 28th day of April, 2026; motioned by Councilmember ___________, seconded by Councilmember ___________, and upon roll call was carried by the following City Council vote of _____:

CC/LRA – 04/28/2026
CC Resolution 2026-
AYES:

NAYS:

ABSENT:

ABSTAINED:

ATTEST: APPROVED:
________________________________ __________________________ Gabriela Hernandez, CMC Rachel Hernandez
City Clerk Mayor

562 Bunker Court
Vernon Hills IL 60061-1831
Phone 847.816.3700
Fax 847.816.3707
Date:

Phone:

Email:

Helisieve Shaftless Spiral Screen
Budget Quote# (If Applicable)
Preliminary Budget S izing
Project Name: Riverbank, CA January 16, 2026
Location:

Contact:

Application: Raw sewage screening, 3 MGD peak flow
S cope of S upply:

Model: HLS500MA Screen Opening: 1/4 Material of
Quantity: 1 Construction:

Standard Assembly: Transport Tube, Press Zone, Discharge Section, Screen 304 Stainless Steel Basket, Pivot Stand In-Channel Unit 304 Stainless Steel Spiral, Drive Shaft Coated Carbon Steel
Electrical Components NEMA 4X
Transport Tube Wear Bars 304 Stainless Steel
Drive Motor 1 HP
No Controls
Optional:

Field Service Included
Freight Included
No Spares
Tax $7171
Budget Price (usd): $ 100,171
Add:

Item 10.1. - CC / LRA – 4/28/2026

RIVERBANK CITY COUNCIL / LRA BOARD
AGENDA ITEM NO. 10.1.

SECTION : PUBLIC HEARING
Meeting Date: 4/28/2026
Subject:
6 th Cycle Housing Element. City Council to Consider the Following:

Resolution Approving a General Plan Amendment to Adopt the 6th Cycle Housing Element and to Authorize Staff to Submit the 6th Cycle Housing Element to the State of California Department of Housing and Community Development (GPA 01-2025).

Resolution Approving a General Plan Amendment of Five (5) Properties from Industrial/Business Park (I/BP), Mixed Use (MU), Civic (C), Community Commercial (C/C), and Lower Density Residential (LDR) to Higher Density Residential (HDR) and Mixed Use (MU) (GPA 01-2025).

Introduction and First Reading of an Ordinance Amending the Crossroads Community Specific Plan (SP-1) to add the Mixed Use (CX-1) Designation, and to Rezone Eight (8) Properties from Light Industrial (M-1), Neighborhood Commercial (NC)(SP-1), Public/Quasi-Public (P/QP)(SP-1), Highway Commercial (HC)(SP-1), Neighborhood Park/Basin (NP/B)(SP-1), and Planned Development (P-D 71) to Multiple Family Residential (R-3), Medium/High Density Residential (MHR) (SP-1), and Mixed Use (CX-1) (SP-1) (SPA 01- 2025, REZ 02-2025).

Resolution to Amend the General Plan Land Use Element to Establish a Maximum Density for the Higher Density Residential and Mixed Use General Plan Land Use Designations (GPA 01-2025).

Introduction and First Reading of an Ordinance Amending the Riverbank Municipal Code by Amending Sections §153.067 and §153.071 and adding Sections §153.166 through §153.169 entitled “Regional Housing Needs Assessment Overlay” (ZOA 01-2025).

From: Marisela H. Garcia, City Manager
Submitted by: Joshua Mann, Director of Community Development

RECOMMENDATION
City staff recommends that the City Council consider all information provided and submitted, take and consider all public testimony and, if determined to be appropriate, take the following actions:

Item 10.1. - CC / LRA – 4/28/2026

1. Adopt a Resolution Approving a General Plan Amendment to Adopt the 6th Cycle Housing Element and to Authorize Staff to Submit the 6th Cycle Housing Element to the State of California Department of Housing and Community Development;

2. Adopt a Resolution Approving a General Plan Amendment of Five (5) Properties from Industrial/Business Park (I/BP), Mixed Use (MU), Civic (C), Community Commercial (C/C) and Lower Density Residential (LDR) to Higher Density Residential (HDR) and Mixed Use (MU);

3. Introduce and Conduct First Reading of an Ordinance Amending the Crossroads Community Specific Plan (SP-1) to add the Mixed Use (CX-1) Designation, and to Rezone Eight (8) Properties from Light Industrial (M-1), Neighborhood Commercial (NC)(SP-1), Public/QuasiPublic (P/QP), Highway Commercial (HC)(SP-1), Neighborhood Park/Basin (NP/B)(SP-1), and Planned Development (P-D 71) to Multiple Family Residential (R-3), Medium/High Density Residential (MHR)(SP-1), and Mixed Use (CX-1) (SP-1);

4. Adopt a Resolution to Amend the General Plan Land Use Element to Establish a Maximum Density for the Higher Density Residential and Mixed Use General Plan Land Use Designations; and

5. Introduce and Conduct First Reading of an Ordinance Amending the Riverbank Municipal Code by Amending Sections §153.067 and §153.071 and adding Sections §153.166 through §153.169 entitled “Regional Housing Needs Assessment Overlay”

SUMMARY
State law mandates that each City and County update their Housing Element every eight (8) years with specific deadlines established by the State Department of Housing and Community Development (HCD). The Housing Element is one (1) of eight (8) mandatory elements that comprise the City’s General Plan according to Section 65302(c) of the California Government Code. The Housing Element is considered to be the primary policy document to guide the development, rehabilitation, and preservation of housing for all economic segments of the local population.

The City’s existing 5th Cycle Housing Element was adopted and certified in 2016. The proposed 6th Cycle Housing Element Update addresses the 6th Cycle Planning Cycle requirements and demonstrates how the City will accommodate the 2023 – 2031 (6th Cycle) Regional Housing Needs Allocation (RHNA) adopted by the Stanislaus Council of Governments (StanCOG).

The 6th Cycle Housing Element includes two (2) major components:

1. Adoption and authorization to submit the 6th Cycle Housing Element to HCD for Certification; and

2. Implementation of specific Programs, including site-specific General Plan Amendments, Rezones, and Specific Plan Amendments, a General Plan Amendment to the Land Use Element, and Amendments to the Riverbank Municipal Code (RMC). The implementation of these Programs of the 6th Cycle Housing Element are required to be completed concurrently with adoption of the Housing Element pursuant to State law.

A full copy of the City’s 6th Cycle Housing Element dated February 2026 is not reproduced in this staff report due to its length, but is available for public review and download on the City’s website at https://www.riverbank.org/652/Housing-Element and through the link provided in Attachment 6 of this Staff Report.

Item 10.1. - CC / LRA – 4/28/2026

STRATEGIC PLAN
In June 2025, the Riverbank City Council adopted the City’s Strategic Plan for the 2025 to 2030 period. The Proposed Project is consistent with that Strategic Plan, including the goals and strategies related to Fostering Attainable Housing as well as Supporting Downtown Revitalization and Economic Development. The Proposed Project advances these goals by supporting housing opportunities, maintaining consistency between the Housing Element and the City’s land use regulations, and promoting orderly long-range planning consistent with State Law.

BACKGROUND
6 th Cycle Housing Element
The City’s 6th Cycle Housing Element Update has been prepared in accordance with Section 65800 of the California Government Code, and is organized into ten (10) Chapters:

Chapter I: Introduction. Provides an introduction of the Housing Element and Statutory requirements.

Chapter II: Household and Employment Characteristics. Overview of Riverbank’s recent growth in terms of population and economic development.

Chapter III: Housing Stock Characteristics. An analysis of demographic and socio-economic conditions, housing conditions, market trends, and other factors.

Chapter IV: Housing Supply and Needs. Evaluation of current and future housing needs in Riverbank, including housing needs among lower-income households and populations with special housing needs.

Chapter V: Affirmatively Furthering Fair Housing. Analysis of Fair Housing in the City of Riverbank.

Chapter VI: Housing Production Opportunities. An inventory of land suitable for residential development.

Chapter VII: Housing Production Constraints. The constraints analysis addresses governmental constraints to housing development such as zoning, development fees, development standards, and development review process, as well as non-governmental constraints, such as high land and construction costs and public opposition to housing construction.

Chapter VIII: Housing Development Eligible to Change to Non-Low-Income Units. Analysis of existing assisted rental housing developments and financial resources available for residential development, including funding available for development of low-income housing.

Chapter IX: Evaluation of Previous Housing Element. An evaluation of the City’s 5th Cycle Housing Element, including an analysis of the City’s progress towards achieving its 5th Cycle RHNA objectives and an assessment of the City’s progress towards implementing the programs from the previous Housing Element.

Item 10.1. - CC / LRA – 4/28/2026
Chapter X: Housing Element Goals, Policies, and Housing Action Plan. A series of goals, policies, and programs to address the City’s housing needs as well as quantified objectives for housing development and preservation during the planning period.

Regional Housing Needs Allocation
As part of the 6th Cycle Housing Element Update, as noted above, the City is required to identify available sites to accommodate its Regional Housing Needs Assessment (RHNA). In the 6th Cycle Regional Housing Needs Allocation Plan for Stanislaus County, StanCOG provided the City with the RHNA between the timeframe of June 30, 2023 to December 31, 2031. The table below provides the City’s RHNA.

Income Category Unit Allocation
Extremely Low-Income (<30% of AMI) 485
Very Low-Income (<50% of AMI) 485
Low-Income (50% - 80% of AMI) 672
Moderate-Income (80% - 120% of AMI) 594
Above Moderate-Income (>120% of AMI) 1,355
Total 3,591
City staff conducted a Site Inventory utilizing information from the Stanislaus County Parcel Database, Google Maps, and the City’s General Plan and Zoning Maps. The Site Inventory identified approximately 333.12 acres of land within the City’s existing City Limits that can accommodate residential development. In total, the inventory of land resulted in the City’s ability to accommodate the development of 3,859 residential units, varying from single-family residential development to multifamily residential development (e.g., apartments, townhouses, etc.). The City has identified eight (8) sites for rezoning, with the capacity of 668 units, located within City limits, to meet the RHNA (Program 1.1a). With the adoption of the rezones, the City has the ability to accommodate the RHNA. 6 th Cycle Housing Goals and Policies
Although a majority of the programs established in the 5th Cycle Housing Element remain valid, there are new and revised programs provided in the 6th Cycle Housing Element Update to reflect community needs and consistency with State law.

Major updates to existing Programs, or new Programs include:

Program 1.1a: Adequate Sites for RHNA and Rezone Program. Amend the Mixed Use (CX-1) Zoning District to allow 100 percent residential uses in the CX-1 Zoning District and require that residential uses occupy at least 50 percent of the floor area in a mixed-use project. Rezone properties to fully accommodate RHNA.

Program 1.1b: Crossroads West Specific Plan. Monitor and encourage higher density residential development in the Crossroads West Specific Plan area.

Program 1.1.c: Accessory Dwelling Units. Update the Accessory Dwelling Units section of the Riverbank Zoning Code to be consistent with State Law.

Program 1.1d: By-Right Approval. Update Zoning Code to add by-right approval requirements consistent with State Law.

Item 10.1. - CC / LRA – 4/28/2026
Program 1.1e: Replacement Housing. Update the Zoning Code to add replacement housing requirements consistent with Assembly Bill 1397.

Program 1.1f: Approved and Pending Projects. Monitor and assist in facilitating the development of approved and pending projects in Riverbank.

Program 1.1g: Extension of Water and Wastewater Infrastructure to Support Future Growth.

Expand water and wastewater infrastructure to support new development, including pursuing funding opportunities.

Program 1.1h: Religious Institution Sites. Provide a streamline review for housing development on land owned by faith institutions and nonprofit colleges as allowed by Senate Bill 4.

Program 1.1i: Maximum Residential Density. Establish a maximum density for the Higher Density Residential and Mixed Use General Plan Land Use Designations.

Program 1.2c: No Net Loss. Monitor the consumption of residential and mixed-use acreage to ensure that adequate inventory is available to meet the City’s RHNA obligations, pursuant to Senate Bill 166.

Program 3.1d: Off-Street Parking. Review off-street parking requirements for multi-family and special housing needs developments to ensure requirements do not pose a constraint to development.

Program 3.1i: Wastewater Treatment Plant Upgrades. Track upgrades to the Wastewater Treatment Plant, pursue grant funding, and identify actions to complete upgrades.

Program 3.1j: Amendments to the Riverbank Municipal Code and Specific Plans. Update the Zoning Code with various amendments related to Single Room Occupancy, Low Barrier Navigation Centers, Farmworker Housing, Transitional and Supportive Housing, Emergency Shelters, Density Bonuses, Ministerial Approvals, Residential Care Facilities, and Multi-Family Development Standards.

Program 4.1d: Housing Rehabilitation Program. Promote the City’s Housing Rehabilitation Program.

Program 5.1e: State and Federal Housing Program and Funding Opportunities. Pursue funding opportunities for affordable housing.

Program 5.1g: First-Time Homebuyers Program. Implement changes to the program to provide assistance to more homebuyers.

Program 5.1h: Housing Outreach and Stakeholder Engagement. Provide for outreach to affordable and multifamily housing developments, including housing for special needs and/or extremely low-, very low-, and/or low-income households.

The 6th Cycle Housing Element is attached to this Staff Report as Attachment 6.

Public Participation and HCD Review
Staff held a Public Workshop with the Planning Commission and provided a presentation to the City Council on February 20, 2024, and March 12, 2024, respectively, on the 6th Cycle Housing Element Update at the Riverbank City Council Chambers to provide a presentation on the Housing Element

Item 10.1. - CC / LRA – 4/28/2026
Update process, and to solicit input and comment from Workshop Attendees. A Public Notice for the Planning Commission Workshop was published in the Riverbank News and on the City’s website. As drafts of the Housing Element were released, staff presented updates to the City Council and the Planning Commission.

A joint City Council-Planning Commission Public Workshop was held on July 31, 2024, at the Riverbank Community Center. A Public Notice for this Workshop was published in the Riverbank News, at City Hall, the Post Office, the Community Center, on social media, and on the City’s website.

City Staff conducted one (1) survey over the course of the project. The survey was conducted online and was available from June 21, 2024, to August 13, 2024, through a link from the project website. The survey focused on identifying community priorities and issues for housing, mobility, economic development, and other areas of the Housing Element. Seventy-seven (77) responses were received in English and Spanish.

A stakeholder interview with service providers and housing developers was held on September 11, 2024. Various housing groups and providers that service the needs of Riverbank residents were in attendance, including KB Homes, DR Horton, McRoy Wilbur Communities, Stanislaus County Habitat for Humanity, Stanislaus County Affordable Housing Corp., and the Stanislaus Regional Housing Authority.

The following is a summary of the Draft Housing Element versions:
• Public Review Draft. The Draft 6th Cycle Housing Element was made available for a 30-day public review period from October 15, 2024, to November 14, 2024. Staff presented the Draft 6 th Cycle Housing Element Update to Planning Commission and City Council on October 15, 2024, and November 12, 2024, respectively.
• 1
st HCD Review Draft. The 6th Cycle Housing Element Update was submitted to HCD on December 2, 2024, for a 90-day review period ending in February 2025 (1st HCD Review Draft). HCD issued a findings letter on February 27, 2025, identifying revisions to the 6th Cycle Housing Element that are necessary for HCD to find the element in substantial compliance with State Housing Element law.
• 2
nd HCD Review Draft. Staff presented a progress report on the Housing Element Update to City Council on May 27, 2025. Staff revised the 6th Cycle Housing Element Update and resubmitted to HCD for a 60-day subsequent review on June 24, 2025 (2nd HCD Review Draft) following a 7-day public review period from June 16, 2025 to June 23, 2025. HCD issued a findings letter on the 2nd HCD Review Draft on August 22, 2025 identifying additional revisions to the 6th Cycle Housing Element that are necessary to find the element in substantial conformance with State Housing Element Law.
• 3
rd HCD Review Draft. Staff revised the 6th Cycle Housing Element Update and resubmitted to HCD for a 60-day subsequent review on November 13, 2025 (3rd HCD Review Draft) following a 7-day public review period from November 4, 2025 to November 12, 2025. Staff then presented a progress report on the Housing Element Update progress to Planning Commission on November 18, 2025. HCD again issued a findings letter on the 3rd HCD Review Draft on January 12, 2026 identifying additional revisions necessary.

Item 10.1. - CC / LRA – 4/28/2026
• 4
th HCD Review Draft (Current Version). Staff revised the 6th Cycle Housing Element to address HCD’s findings and resubmitted to HCD for a 60-day review on March 4, 2026 (4th HCD Review) following a 7-day public review period from February 24, 2026 to March 3, 2026.

The City received several public comments during the public comment periods. Staff has revised the Housing Element in response to these comments and has provided responses to public comments in Appendix L of the 6th Cycle Housing Element.

City staff revised the 6th Cycle Housing Element to address HCD’s findings of January 12, 2026 and made Technical Edits based on HCD preliminary comments received on March 24, 2026. On March 27, 2026, the City received a letter from HCD stating that the revised Draft Housing Element, including Technical Edits, meets the statutory requirements of State Housing Element Law (Government Code Section 65580 et seq), including findings that were described in HCD’s January 12, 2026 review. The March 27, 2026 HCD Letter is attached to this Staff Report as Attachment 7.

Revisions to the Housing Element are also provided in redline track changes on the City’s website:
https://www.riverbank.org/652/Housing-Element.

Site-Specific General Plan Amendments, Rezones, and Specific Plan Amendments – Implements Program 1.1a of the 6th Cycle Housing Element After multiple revisions to the proposed rezone sites to address landowner concerns, the City identified the following eight (8) sites to assist in meeting its RHNA obligations and implementing Housing Element Program 1.1a. A table detailing the land use changes associated with each site is provided in Attachment 8 and a map illustrating the locations of the sites is provided in Attachment 9. Additionally, the proposed amendments to the Crossroads Community Specific Plan are attached to this Staff Report as Attachment 10.

Rezone Sites

1. 0 Talbot Avenue (APN: 132-038-032), located between Roselle Avenue and the B.N.S.F Railroad, is approximately 5.37± acres in size and is currently vacant. The site currently has a General Plan designation of Industrial/Business Park (I/BP) and a Zoning designation of Light Industrial (M-1). The project proposes to amend the General Plan designation to HigherDensity Residential (HDR) and amend the Zoning designation to Multiple Family Residential (R-3).

2. 5443 Roselle Avenue (APN: 075-069-029), located between Westgate Drive and Glow Road, is approximately 1.03± acres in size and is improved with a metal storage building. The site currently has a General Plan designation of Mixed Use (MU) and a Zoning designation of Crossroads Community Specific Plan (SP-1), Neighborhood Commercial (NC). The project proposes to amend the General Plan designation to Higher-Density Residential (HDR) and amend the Specific Plan land use designation to Medium/High Density Residential (MHR).

3. 0 Roselle Avenue (APN 075-075-052), located between Glow Road and M.I.D. Lateral No. 6, is approximately 5.19± acres in size and is currently utilized by M.I.D. for canal overflow and pasture for horses. The site currently has a General Plan designation of Civic (C) and a Zoning designation of Crossroads Community Specific Plan (SP-1), Public/Quasi-Public (P/QP). The project proposes to amend the General Plan designation to Higher-Density Residential (HDR)

Item 10.1. - CC / LRA – 4/28/2026
and amend the Specific Plan land use designation to Medium/High Density Residential (MHR).

4. 5054 Roselle Avenue (APN 075-025-010), located between M.I.D. Lateral No. 6 and Claribel Road, is approximately 3.3± acres in size and is improved with a single-family dwelling and accessory structures. The site currently has a General Plan designation of Mixed Use (MU) and a Zoning designation of Crossroads Community Specific Plan (SP-1), Highway Commercial (HC). The project proposes to amend the Specific Plan land use designation to Mixed Use (CX-1), which will be added as a land use category in the Crossroads Community Specific Plan.

5. 2819 Claribel Road (APN 075-014-026), located at the northwest corner of the Roselle Avenue and Claribel Road intersection, is approximately 10.26± acres in size and is vacant. The site currently has a General Plan designation of Mixed Use (MU) and a Zoning designation of Crossroads Community Specific Plan (SP-1), Highway Commercial (HC). The project proposes to amend the Specific Plan land use designation to Mixed Use (CX-1), which will be added as a land use category in the Crossroads Community Specific Plan.

6. 0 Claribel Road (APN 075-014-027), located between Squire Wells Way and Roselle Avenue, is approximately 3.21± acres in size and is improved with a small accessory structure, and utility poles that cross a portion of the site. The site currently has a General Plan designation of Mixed Use (MU) and a Zoning designation of Crossroads Community Specific Plan (SP-1), Highway Commercial (HC). The project proposes to amend the Specific Plan land use designation to Mixed Use (CX-1), which will be added as a land use category in the Crossroads Community Specific Plan.

7. 2561 Claribel Road (APN 075-093-025), located between Squire Wells Way and M.I.D. Lateral No. 6, is approximately 2.11± acres in size and is vacant. The site currently has a General Plan designation of Community Commercial (C/C) and a Zoning designation of Crossroads Community Specific Plan (SP-1), Neighborhood Park/Basin (NP/B). The project proposes to amend the General Plan designation to Mixed Use (MU) and the Specific Plan land use designation to Mixed Use (CX-1), which will be added as a land use category in the Crossroads Community Specific Plan.

8. 0 Kentucky Avenue (APN 062-022-027), located between Claus Road and Central Avenue, is approximately 3.1± acres in size and is currently vacant. The site currently has a General Plan designation of Lower Density Residential (LDR) and a Zoning designation of Planned Development (P-D) 71. The project proposes to amend the General Plan designation to Higher-Density Residential (HDR) and amend the Zoning designation to Multiple Family Residential (R-3).

As discussed below in the Planning Commission section of this report, the Planning Commission adopted Resolution No. 2026-004, recommending the City Council approve the above site-specific General Plan Amendments, Rezones, and Specific Plan Amendments.

Site Selection Methodology
As noted above, the City’s RHNA obligation for the 6th Cycle is to identify land that would be able to accommodate a total of 3,591 units. State law mandates that each jurisdiction identify an adequate number of sites to meet its fair share of the Regional Housing Need at all income levels. The 6th Cycle Housing Element included an exhaustive site selection process, including community input, for vacant

Item 10.1. - CC / LRA – 4/28/2026
and non-vacant sites within the City Limits that have the potential to develop during the 6th Cycle Planning Period. The criteria in which sites were selected was based on criteria established by State law, including but not limited to ensuring the site is:
• Zoned for residential uses (or planned for rezoning) with realistic capacity calculations; • Available to be developed within the Planning Cycle;
• Access to amenities, including transit, jobs, and services; • Analysis of environmental factors including physical constraints, flood risks, geological instability, or high fire danger;
• Meet AFFH requirements related to location;
• Appropriately sized (e.g., not less than 0.5-acres or larger than 10-acres); and • Likelihood for redevelopment if the site is non-vacant.

Following completion of the Site Inventory, the City identified a shortfall of 599 units to meet the City’s RHNA. As noted above, eight (8) sites were identified with a residential capacity of 668 as candidate sites for rezoning based on similar factors above. As part of identifying candidate sites for rezoning, each property owner was mailed a certified letter describing the above action on September 16, 2025, with an exhibit illustrating the Existing and Proposed General Plan and Zoning Designations.

Additional letters were mailed out to property owners on October 1, 2025, and November 3, 2025, to specific property owners due to (1) the original September 16, 2025, letter not being received, and (2) updates to the rezone sites based on property owner feedback. City staff also corresponded with many of the property owners above, including but not limited to phone calls, email communication, and inperson and teleconference meetings. The property owners were given information describing the background and purpose of the letter, the Housing Element Program, and the City’s requirement per State law to meet its RHNA. As such, the list of candidate sites for rezoning was modified multiple times through the Housing Element Update process due to site availability and property owner feedback.

General Plan Amendment to the Land Use Element – Implements Program 1.1i of the 6th Cycle Housing Element
The City of Riverbank’s 2005 – 2025 General Plan was adopted on April 22, 2009, and includes a number of State-mandated and optional elements, including Air Quality, Land Use, Circulation, Community Character and Design, Conservation and Open Space, Economic Development, Noise, Public Services and Facilities, and Safety. The General Plan Land Use Element includes a list of Land Use Designations and associated descriptions that establish the density and building intensity standards that are further refined in the City’s Municipal Code (specifically, Chapter 153: Zoning).

Typically, the General Plan Land Use Designations for residential designations (e.g., Low Density Residential, Medium Density Residential, etc.) include a density range (dwelling units per net acre) which defines the anticipated intensity of residential development throughout the City (e.g., MediumDensity Residential density range of 8 – 16 dwelling units per net acre).

During the 6th Cycle Housing Element Update, staff identified that the Higher Density Residential and Mixed Use Land Use Designations do not define the maximum residential density. For example, the Higher Density Residential Land Use Designation allows for all types of attached single-family and Multi-Family housing at a net density of 16 or more dwelling units per acre but does not establish a maximum density.

To correct this, staff are proposing a General Plan Amendment to the Land Use Element to modify the General Plan Land Use Designations of the Higher Density Residential and Mixed Use to establish a

Item 10.1. - CC / LRA – 4/28/2026
maximum residential density of 40 dwelling units per net acre. The Proposed Amendments to the Land Use Element are attached to this Staff Report as Attachment 11.

Zoning Ordinance Amendment – Implements Programs 1.1a, 1.1d and 1.1h of the 6th Cycle Housing Element
The proposed Zoning Ordinance Amendments includes three (3) components:

1. By-Right Approval Process. Government Code Section 65583.2(c) requires the City to implement a “by-right” approval program for sites identified in the 6th Cycle Housing Element that were (1) identified as a non-vacant site in the previous Housing Element Cycle (5th Cycle) and (2) identified as a vacant site in the previous two (2) Housing Element Cycles (4th and 5th Cycles).

Specifically, Government Code allows projects to have a “by-right” approval process for housing development projects in which at least 20 percent of the units are affordable to lower-income households. By-right means that the City shall not require the following:
• Conditional Use Permit;
• Planned Community Permit;
• Design Review other than Objective Design Standards; or • Other discretionary, local government review or approval that would constitute a “project” as defined in Section 2100 of the Public Resources Code (California Environmental Quality Act).

Program 1.1d of the 6th Cycle Housing Element requires implementation of this Program, and the sites subject to the “by-right” approval process required by Government Code Section 65583.2(c) are identified in Table VI-10 of the 6th Cycle Housing Element, Sites Utilized in 5th Cycle to Meet Lower-Income RHNA.

2. By-Right Approval Process for Religious Institution Sites (Senate Bill 4). Program 1.1h of the 6th Cycle Housing Element requires the City to develop an overlay zone to allow by-right approval and incentivize development of housing on land owned by religious institutions at default densities in support of the Housing Element Sites Inventory pursuant to Senate Bill 4.

The proposed Ordinance includes a new Section (Section 153.168, Eligibility for Religious Institution Sites) to clarify the eligibility of religious institution sites and eligibility criteria pursuant to Senate Bill 4. The sites are identified in Table VI-15 of the 6th Cycle Housing Element, Religious Institution Sites.

3. Amendment to the Mixed Use (CX-1) Zone. Program 1.1a of the 6th Cycle Housing Element requires the City to amend the Mixed Use (CX-1) Zone of the Riverbank Municipal Code to allow 100 percent residential uses and require that residential uses occupy at least 50 percent of the floor area in a mixed-use project. The proposed Ordinance includes amendments to Section 153.067, Uses Permitted and Section 153.071, Development Standards.

PLANNING COMMISSION

Item 10.1. - CC / LRA – 4/28/2026
On March 31, 2026, the Planning Commission held a publicly noticed Special Public Hearing to consider the 6th Cycle Housing Element, site-specific General Plan Amendments, Rezones, and Specific Plan Amendments, General Plan Amendment to the Land Use Element, and Amendments to the Riverbank Municipal Code via two (2) separate Agenda Items (8.1 and 8.2).

Planning Commission Agenda Item 8.1 included the 6th Cycle Housing Element, General Plan Amendment to the Land Use Element, and Zoning Ordinance Amendments related to the Mixed Use (CX-1) Zoning District and RHNA Overlay District. Planning Commission Agenda Item 8.2 included site-specific General Plan Amendments, Rezones, and Specific Plan Amendments to implement Program 1.1a of the 6th Cycle Housing Element. Both Planning Commission Items are summarized below.

Summary of Item 8.1
On March 31, 2026, the Planning Commission held a noticed Special Public Hearing to consider the 6 th Cycle Housing Element, the General Plan Amendment to the Land Use Element, and the Zoning Ordinance Amendments. After reviewing and considering all public testimony, the Planning Commission voted 5-0 to adopt the following Resolutions:
• Resolution No. 2026-002, recommending the City Council approval of a General Plan Amendment to replace the adopted Housing Element with the 6th Cycle Housing Element, amend the General Plan Land Use Element, and authorize Staff to submit the 6th Cycle Housing Element to the California Department of Housing and Community Development for Certification; and
• Resolution No. 2026-003, recommending the City Council approval of an Ordinance amending the Riverbank Municipal Code by amending Sections §153.067 and §153.071 and adding Sections §153.166 through §153.169 entitled “Regional Housing Needs Assessment Overlay”.

The Planning Commission Resolutions are attached to this Staff Report as Attachment 14.

Summary of Item 8.2
On March 31, 2026, the Planning Commission held a noticed Special Public Hearing to consider the site-specific General Plan Amendments, Rezones, and Specific Plan Amendments.

At the time of publishing the Planning Commission Agenda Packet for the March 31, 2026, Special Public Hearing, the City received five (5) emails from surrounding landowners/area residents in response to the mailed Public Hearing Notices for the rezone sites, primarily expressing concerns related to the proposed rezoning of 0 Roselle Avenue (APN 075-075-052). An additional four (4) emails were received after the Agenda was published prior to the Hearing, three (3) pertaining to the proposed rezoning of 0 Roselle Avenue (APN 075-075-052) and one (1) pertaining to the rezoning of 0 Talbot Avenue (APN 132-038-032). These emails are attached to this Staff Report as Attachment 13.

Collectively, commenters on 0 Roselle Avenue (APN: 075-075-052) raised concerns regarding the potential for increased traffic, commute times, crime, taxes, and service costs. The commenters also raised concerns about potential impacts to local wildlife and natural habitat, the adequacy of existing infrastructure (including roads, water, sewer, utilities, and school capacity), and the overall suitability of the site for development, including clarification on land ownership and whether MID has formally agreed to sell the property for residential use. Multiple individuals expressed that higher-density development could erode the community’s small-town character, peace, and open space, and mentioned the loss of informal enjoyment associated with the animals on-site. In addition, the City

Item 10.1. - CC / LRA – 4/28/2026
received correspondence from the San Francisco Public Utilities Commission (SFPUC) and Hetch Hetchy Water and Power related to SFPUC Policies and review authority.

The commenter on 0 Talbot Avenue (APN 132-038-032) summarized the previous meetings with City staff related to the proposed rezoning, the market demand for R-3 or lower density residential uses on the subject property and Silgan Containers lease of 6180 Roselle Avenue.

Comments from the Planning Commission Meeting
During the public hearing, a number of comments and concerns were raised by the public regarding the rezoning of 0 Roselle Avenue (APN 075-075-052). The following is a summary of the comments that were made during the Public Hearing. Staff’s response to the concerns raised during the Public Hearing is in italics.

1. Concern was raised regarding compliance with State law with respect to how the 0 Roselle Avenue (APN 075-075-052) site was selected, including but not limited to the site meeting availability requirements, net acreage of usable area of the site, the Hetch Hetchy easement restricting available land to develop, and suitability for residential use.

As noted above, the criteria in which sites were selected in the Housing Element, including sites identified to rezone, was based on criteria established by State law, including but not limited to, realistic capacity calculations, availability during the Planning Cycle, access to amenities, analysis of environmental factors, including physical constraints, ability to meet AFFH requirements, appropriately sized (not too small or too large), and the likelihood for redevelopment if the site is non-vacant.

The 0 Roselle Avenue (APN 075-075-052) site was included as a candidate site for rezoning in the Noticed Planning Commission/City Council Workshop held on July 31, 2024, the Public Review Draft 6th Cycle Housing Element published on October 15, 2024, and the subsequent HCD Drafts through 2025 and 2026 (1st, 2nd, 3rd, and 4th HCD Review Drafts). Additionally, City staff mailed a certified letter to the property owner on September 16, 2025, informing them of the City’s intent to modify the site’s General Plan and Zoning Designation to HDR and MHR, respectively. Modesto Irrigation District (MID) (Property Owner) emailed the City on September 30, 2025, notifying the City that the letter has been received and to confirm that the current use can remain as-is. The City responded on September 30, 2025, confirming that the proposed General Plan Amendment and Rezone would not affect the current use on the property and that the existing agricultural use will remain as a legal non-conforming use.

2. Concern was raised regarding future traffic concerns as a result of new residential development. Additional concern was raised regarding the high-density zoning.

The proposed General Plan Amendment and Rezone of 0 Roselle Avenue (APN 075-075-052) implements the City’s 6th Cycle Housing Element and satisfies State Housing Element law and consistency with the City’s RHNA. The City is required to identify and maintain adequate sites with appropriate zoning to accommodate its assigned RHNA. Where a shortfall exists, the City must complete the required rezone program in order to maintain compliance with State law and obtain or maintain HCD Certification.

As with all rezone sites, no development is proposed as part of this request, and the landowner is not under any obligation to sell or alter the current use of the property. Rezoning the site does

Item 10.1. - CC / LRA – 4/28/2026
not approve development on the property and does not eliminate the need for future project level review, environmental analysis, or coordination with outside agencies (e.g., SFPUC & MID). Approval of the rezone on the site would not, by itself, authorize residential development.

Any future development proposal would remain subject to separate applications, public notification, environmental review as applicable, infrastructure analysis, and all standards and requirements in effect at that time. Traffic-related impacts would so be reviewed at which time an application is submitted for development on the site.

3. Concern was raised regarding the Public Hearing Notice for the Planning Commission meeting.

The Planning Commission Public Hearing Notice was mailed to landowners within 300-feet of the rezone sites on March 6, 2026, as shown on the latest equalized assessment roll, in accordance with RMC § 153.215 and California Government Code § 65091. The Public Hearing Notice also included the anticipated City Council date of April 28, 2026. An additional Public Hearing Notice regarding the City Council Public Hearing was mailed to landowners within 300- feet of the rezone sites on April 9, 2026.

After reviewing and considering all public testimony, the Planning Commission voted 5-0 to adopt the following Resolution:
• Resolution No. 2026-004, recommending City Council approval of a General Plan Amendment, Specific Plan Amendment, and Rezone to eight properties located at 0 Talbot Avenue (APN: 132-038-032); 5443 Roselle Avenue (APN: 075-069-029); 0 Roselle Avenue (APN: 075-075-052); 5054 Roselle Avenue (APN: 075-025-010); 2819 Claribel Road (APN:
075-014-026); 0 Claribel Road (APN: 075-014-027); 2561 Claribel Road (APN: 075-093-025); and 0 Kentucky Avenue (APN: 062-022-027), and a Specific Plan Amendment to add the Mixed Use (CX-1) Designation to the Crossroads Community Specific Plan (SP-1) The Planning Commission Resolution is attached to this Staff Report as Attachment 14.

POST PLANNING COMMISSION CORRESPONDENCE
At the time this report was drafted, one (1) additional email was received from the San Francisco Public Utilities Commission opposing the rezoning of the portions of APNs 075-093-026 and 075-075-052 (0 Roselle Avenue) located adjacent to SFPUC parcels. APN 075-093-026 is not proposed to be rezoned but is directly north of 2561 Claribel Road (APN 075-093-025), which is one of the rezone sites. The correspondence may be found in Attachment 13 of this Staff Report.

GENERAL PLAN CONSISTENCY
As an element of the General Plan, the Housing Element and the rest of the General Plan must be consistent with one another. Adoption of the GPAs would allow for consistency between the 6th Cycle Housing Element and the General Plan. The Housing Element designates housing-related programs, evaluates the performance of programs from the previous cycle, addresses constraints to the development of affordable housing, and programs the City will implement to fulfill the City’s obligation to accommodate housing development in line with its regional share and affordable to the full range of household income groups.

ZONING CONSISTENCY

Item 10.1. - CC / LRA – 4/28/2026
Six (6) of the sites currently have a zoning of Crossroads Community Specific Plan (SP-1) (Sites #2 through #7 above). In order to rezone these sites, an amendment to SP-1 is required. The sites within SP-1 are being redesignated to either Medium/High Density Residential (MHR) or Mixed Use (CX-1).

The Land Use Concept Map for SP-1 is being amended to reflect the new designations for the six (6) sites. Additionally, the CX-1 land use category is not currently a land use category within SP-1.

Accordingly, the text for SP-1 is being updated to include the CX-1 designation, which will be consistent with the Zoning Ordinance and will provide an additional mixed-use category to facilitate Housing Element implementation on identified sites. The proposed amendments to SP-1 are provided as Attachment 10 to this Staff Report. The additional language reflected in bold and underlined and stricken language is reflected in strike through. The two (2) sites not located within SP-1 are both being rezoned to Multiple-Family Residential (R-3), subject to the regulations of the R-3 Zoning District as listed in the Zoning Ordinance (Site #1 and #8 above).

ENVIRONMENTAL DETERMINATION
The Proposed Project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3), as the activity is covered by the common sense exemption that CEQA applies only to projects, which have the potential for causing a significant effect on the environment and Public Resources Code 21080.085 as the Proposed Project includes site-specific rezones that implement the schedule of actions contained in the 6th Cycle Housing Element.

As evaluated in the CEQA Technical Memorandum, the Proposed Project is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3) because the project is a planning and regulatory document that includes goals, policies, and programs to meet the City’s RHNA and affirmatively furthering fair housing goals, but does not involve any physical change with the potential to create adverse effect on the environment. The 6th Cycle Housing Element creates a roadmap on how to achieve the City’s RHNA and AFFH goals through identification of suitable sites for development and identification of programs and corresponding actions that could remove constraints to, and promote housing. The 6th Cycle Housing Element does not grant any development entitlements or authorize development beyond what is allowed under the current General Plan and Zoning Code (Chapter 153).

All future housing development pursuant to the 6th Cycle Housing Element would be subject to the filing of formal development applications and review by City staff in accordance with CEQA and City plans, ordinances, and standards, which may require supporting technical reports.

No physical improvements are part of the City’s adoption of the Housing Element, site-specific General Plan Amendments, Rezones, and Specific Plan Amendments, General Plan Amendment to the Land Use Element and Zoning Ordinance Amendments; therefore, it can be seen with certainty that there is no foreseeable or reasonable possibility that adopting the 6th Cycle Housing Element and Zoning Ordinance Amendment would result in a significant effect on the environment. Thus, the City of Riverbank finds that the Proposed Project is exempt from CEQA under the common sense exemption.

The CEQA Technical Memorandum is attached to this Staff Report as Attachment 12.

PUBLIC NOTICE
The City Council Public Hearing Notice was published in the Riverbank News and posted at City Hall on April 1, 2026. Notice of the City Council Public Hearing was mailed to landowners within 300-feet of the site-specific rezone sites on March 6, 2026, as shown on the latest equalized assessment roll, in

Item 10.1. - CC / LRA – 4/28/2026
accordance with RMC § 153.215 and Cal. Gov’t Code § 65091. An additional Notice of the City Council Public Hearing was mailed to landowners within 300-feet of the site-specific rezone sites on April 9, 2026.

FINANCIAL IMPACT
On September 12, 2023, the City Council approved Resolution No. 2023-101 authorizing an agreement with JB Anderson Land Use Planning to prepare the City’s 6th Cycle Housing Element Update in the amount of $156,703. Costs associated with the Housing Element Update are funded through existing project appropriations. Adoption of the proposed actions does not create a direct construction cost or capital improvement obligation. Any future fiscal impacts associated with development of individual sites, infrastructure needs or implementation measures would be evaluated separately through future project review, environmental review and applicable budget or fee actions.

ATTACHMENTS

1. Resolution for Housing Element Adoption

2. Resolution for Site-Specific General Plan Amendments

3. Ordinance for Site-Specific Rezones

4. Resolution for General Plan Amendment to Land Use Element

5. Ordinance for Zoning Code Amendments

6. Housing Element Insert

7. Housing and Community Development Letter

8. Site Table Matrix

9. Rezone Site Map

10. Amendments to Crossroads Community Specific Plan (SP-1)

11. Existing and Proposed Land Use Element

12. CEQA Technical Memorandum

13. Planning Commission Resolutions

14. Correspondence_Redacted

CITY OF RIVERBANK
RESOLUTION 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERBANK, CALIFORNIA APPROVING A GENERAL PLAN AMENDMENT TO ADOPT THE 6TH CYCLE HOUSING ELEMENT AND TO AUTHORIZE STAFF TO SUBMIT THE 6TH

CYCLE HOUSING ELEMENT TO THE CALIFORNIA DEPARTMENT OF HOUSING

AND COMMUNITY DEVELOPMENT FOR CERTIFICATION
WHEREAS, Sections 65580 through 65589.8 of the California Government Code require each jurisdiction to regularly update its Housing Element in accordance with deadlines established by the State; and
WHEREAS, the City held Public Workshops on February 20, 2024, March 12, 2024, and July 31, 2024 to introduce the 6th Cycle Housing Element update effort, to provide the community and interested agencies with an opportunity to identify priorities and concerns related to the provision of housing; and
WHEREAS, the City made the Draft 6th Cycle Housing Element available for a 30- day public review from October 15, 2024 through November 14, 2024; and WHEREAS, the City presented the Draft 6th Cycle Housing Element to Planning Commission and City Council on October 15, 2024 and November 21, 2024, respectively, to provide the community and interested parties with an opportunity to learn about the Draft 6th Cycle Housing Element and comment on the Draft 6th Cycle Housing Element; and
WHEREAS, the Draft 6th Cycle Housing Element was submitted to California Department of Housing and Community Development (HCD) on December 2, 2024 for a 90-day State-mandated review following review and incorporation of public comments pursuant to State law (1st HCD Review Draft); and
WHEREAS, HCD identified revisions to the Draft 6th Cycle Housing Element that it determined were necessary to comply with state law in a written findings letter dated February 27, 2025; and
WHEREAS, staff revised the 6th Cycle Housing Element to address HCD’s findings and resubmitted to HCD for a subsequent 60-day review on June 24, 2025 (2nd HCD Review) following a 7-day public review period from June 16, 2025 through June 23, 2025; and
WHEREAS, HCD identified additional revisions to the Draft 6th Cycle Housing Element in a written letter dated August 22, 2025; and

WHEREAS, staff revised the 6th Cycle Housing Element to address HCD’s findings and resubmitted to HCD for a 60-day review on November 13, 2025 (3rd HCD Review) following a 7-day public review period from November 4, 2025 through November 12, 2025; and
WHEREAS, HCD identified additional revisions to the Draft 6th Cycle Housing Element in a written letter dated January 12, 2026; and WHEREAS, staff revised the 6th Cycle Housing Element to address HCD’s findings and resubmitted to HCD for a 60-day review on March 3, 2026 (4th HCD Review) following a 7-day public review period from February 23, 2026 through March 2, 2026; and WHEREAS, staff made Technical Edits based on HCD preliminary comments received on March 24, 2026 and on March 27, 2026, the City received a letter from HCD stating that the revised Draft Housing Element, including Technical Edits, meets the statutory requirements of State Housing Element Law (Government Code Section 65580 et seq), including the findings that were described in HCD’s January 12, 2026 review; and WHEREAS, in accordance with Senate Bill 18, formal consultation requests were distributed to Native American Tribes on January 13, 2026 for a 90-day period ending on April 13, 2026, and the City did not receive any formal requests for consultation; and WHEREAS, the Proposed Project has been reviewed and analyzed by the City pursuant to the California Environmental Quality Act (CEQA) as analyzed in the CEQA Technical Memorandum incorporated by this reference, which determined that the 6th Cycle Housing Element and amendment to the Land Use Element is exempt from CEQA pursuant to Section 15061(b)(3), as the activity is covered by the common sense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment; and
WHEREAS, the Planning Commission held a duly noticed special public hearing on March 31, 2026 regarding the Housing Element Update, including the changes requested by HCD by their January 12, 2026 letter and Technical Edits described in HCD’s Preliminary Comments on March 24, 2026, at which time all interested persons were given an opportunity to be heard; and
WHEREAS, after reviewing and considering all information provided and submitted, and after taking and considering all public testimony, the Planning Commission adopted Resolution No. 2026-002, recommending City Council approval of the proposed General Plan Amendment; and
WHEREAS, the City Council has reviewed and considered all evidence submitted in connection with the Housing Element Update, including the staff report, public testimony, and all other documents and evidence that are part of the City administrative record for these actions; and

WHEREAS, the City Council finds that the goals, policies, and programs, and objectives contained in the 6th Cycle Housing Element, considered individually and cumulatively, do not adversely affect the internal consistency of the City of Riverbank General Plan; and
WHEREAS, a Notice of Public Hearing was advertised in the Riverbank News, a newspaper of general circulation on April 8, 2026 and posted at three (3) locations accessible to the public; and
WHEREAS, the City Council has utilized its own independent judgement in considering the information contained in this resolution and attachments, in the staff report and attachments and other exhibits, and in writing and oral testimony during the public hearing; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW THEREFORE, BE IT RESOLVED by the City Council hereby finds the proposed General Plan Amendment exempt from CEQA pursuant to pursuant to CEQA Guidelines section 15061(b)(3) as analyzed in the CEQA Technical Memorandum, adopt the 6th Cycle Housing Element, and authorize Staff to submit the 6th Cycle Housing Element to the State of California Housing and Community Development Department based on the following findings:

1. General Plan Amendment Findings. That pursuant to California Government Code Section 65358 and the Riverbank General Plan, the City Council finds as follows:
a. The proposed General Plan Amendment is in the public interest. b. The proposed General Plan Amendment is consistent and compatible with the goals and the vast majority of policies of the General Plan. c. The potential effects of the proposed General Plan Amendment been evaluated and determined not to be detrimental to the public health, safety, or welfare.
d. The proposed General Plan Amendment been processed in accordance with the applicable provisions of the California Government Code and the California Environmental Quality Act.
e. The proposed General Plan Amendment has been processed in accordance with the California Government Code and the California Environmental Quality Act (CEQA).

2. The proposed 6th Cycle Housing Element contains a thorough and adequate treatment of housing issues required to be addressed by State law and adequately addressed each of the HCD findings. The amendment to the General Plan will adopt the 6th Cycle Housing Element and will replace the 5th Cycle Housing Element.

3. The proposed 6th Cycle Housing Element is internally consistent with the General Plan and is not detrimental to the public interest, health, safety, and welfare of the City.

4. The proposed 6th Cycle Housing Element has been prepared to substantially comply with State Housing Element Law and has been revised to address the findings identified by HCD in its letter dated January 12, 2026 and Technical Edits described in HCD’s Preliminary Comments on March 24, 2026.

5. Based on substantial evidence provided in the Housing Element,the City Council finds that the existing uses on underutilized sites identified to accommodate the City’s RHNA do not impede residential development during the period covered by the Housing Element, that the sites that allow nonresidential uses are likely to accommodate a portion of the RHNA, and that the sites identified in the 6th Cycle Housing Element are anticipated to be available for development during the Housing Element period.

6. The proposed 6th Cycle Housing Element includes a variety of goals, policies, and implementing programs designed to enhance the public health, safety, and welfare, including the goals, policies, and programs to support safe and decent housing, to maintain, rehabilitate, and preserve housing, to increase housing choice, to encourage the development of a variety of housing types and locations to meet the needs of all income levels and the needs of special needs populations, and to affirmatively further fair housing.

7. The 6th Cycle Housing Element was prepared in accordance with California Government Code and the California Environmental Quality Act.

8. The City Council authorizes Planning Director to be able make minor modifications to the Housing Element to achieve certification and address comments provided by the Department of Housing and Community Development on the Housing Element, if applicable.

9. The City Council finds that the 6th Cycle Housing Element is exempt from CEQA pursuant to pursuant to CEQA Guidelines section 15061(b)(3), as the activity is covered by the common sense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment.

The 6th Cycle Housing Element is exempt from CEQA because the project involves goals, policies, and programs to meet the City’s RHNA and affirmatively furthering fair housing goals but does not involve any physical change with the potential to create adverse effect on the environment. The 6th Cycle Housing Element creates a roadmap on how to achieve the City’s RHNA and AFFH goals through identification of suitable sites for development and identification of programs and corresponding actions that could remove constraints to and promote affordable housing.

The 6th Cycle Housing Element does not grant any development entitlements or authorize development beyond what is allowed under the current General Plan and Zoning Code (Chapter 153). All future housing development pursuant to the 6th Cycle Housing Element would be subject to formal development applications and further evaluation in accordance with CEQA and City plans, ordinances, and standards. No physical improvements are proposed or approved as part of adoption of the Housing Element and the City’s new RHNA obligations; therefore, it can be seen with certainty that there is no possibility that adopting the 6th Cycle Housing Element would result in a significant effect on the environment. Thus, the City of Riverbank finds that the Proposed Project is exempt from CEQA under the common sense exemption. Analysis of the CEQA determination is provided in the CEQA Technical Memorandum, as illustrated and incorporated by reference.

PASSED AND ADOPTED by the City Council of the City of Riverbank at a regular meeting held on the April 28, 2026; motioned by Councilmember ________, seconded by Councilmember ________, and upon roll call was carried by the following vote of __-__:

AYES:

NOES:

ABSENT:

ABSTAIN:

Attest: Approved:
___________________________ _____________________________ Gabriela Hernandez, CMC Rachel Hernandez
City Clerk Mayor

CITY OF RIVERBANK
RESOLUTION 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERBANK, CALIFORNIA APPROVING GENERAL PLAN AMENDMENTS OF FIVE (5) PROPERTIES LOCATED AT 0 TALBOT AVENUE (APN: 132-038-032); 5443 ROSELLE AVENUE (APN: 075-069-029); 0 ROSELLE AVENUE (APN: 075-075-052); 2561 CLARIBEL ROAD (APN: 075-093-025); AND 0 KENTUCKY AVENUE (APN:
062-022-027) FOR IMPLEMENTATION OF REZONINGS RELATED TO THE CITY’S 6 TH CYCLE HOUSING ELEMENT
WHEREAS, State Housing Element Law (Government Code Section 65580 et seq.) requires that the City of Riverbank adopt a Housing Element for the eight-year period 2023-2031 to accommodate the City’s regional housing needs allocation (RHNA) of 3,591 units comprised of 970 very low-income units, 672 low-income units, 594 moderate-income units, and 1,355 above moderate-income units; and WHEREAS, the City of Riverbank 6th Cycle Housing Element includes Section IX, 2023-2031 Housing Element – Housing Goals and Policies, that identify goals, policies, and programs the City of Riverbank is responsible for enabling the production of housing by reducing regulatory barriers, providing incentives, and supporting programs that create or preserve housing, especially for vulnerable populations; and WHEREAS, the City of Riverbank has undergone the preparation of the 6th Cycle Housing Element, as required by Government Code Section 65580 et seq. and has developed Program 1.1a, that identifies 8 sites for rezoning to meet the City’s RHNA; and WHEREAS, site specific general plan amendments are necessary to implement the 6th Cycle Housing Element; and
WHEREAS, 0 Talbot Avenue (APN: 132-038-032) has a General Plan Land Use Designation of Industrial/Business Park (I/BP) and a proposed General Plan Land Use Designation of Higher-Density Residential (HDR); and
WHEREAS, 5443 Roselle Avenue (APN: 075-069-029) has a General Plan Land Use Designation of Mixed Use (MU) and a proposed General Plan Land Use Designation of Higher-Density Residential (HDR); and
WHEREAS, 0 Roselle Avenue (APN: 075-075-052) has a General Plan Land Use Designation of Civic (C) and a proposed General Plan Land Use Designation of HigherDensity Residential (HDR); and

WHEREAS, 2561 Claribel Road (APN: 075-093-025) has a General Plan Land Use Designation of Community Commercial (C/C) and a proposed General Plan Land Use Designation of Mixed Use (MU); and
WHEREAS, 0 Kentucky Avenue (APN: 062-022-027) has a General Plan Land Use Designation of Lower Density Residential (LDR) and a proposed General Plan Land Use Designation of Higher Density Residential (HDR); and WHEREAS, in accordance with Senate Bill 18, formal consultation requests were distributed to Native American Tribes on December 12, 2025 for a 90-day period ending on March 12, 2026, and the City did not receive any formal requests for consultation; and WHEREAS, the Planning Commission held a duly noticed special public hearing on March 31, 2026 regarding the proposed General Plan Amendments and after reviewing and considering all information provided and submitted, and after taking and considering all public testimony, the Planning Commission adopted Resolution No. 2026- 004, recommending City Council approval of the proposed General Plan Amendments; and
WHEREAS, the notice of the public hearing on the General Plan Amendments was published in the Riverbank News, a newspaper of general circulation, on April 8, 2026; and
WHEREAS, the notices of the public hearing on the General Plan Amendment were mailed to all property owners within 300 feet of the properties on April 8, 2026, according to the most recent assessor’s roll; and
WHEREAS, the City Council has utilized its own independent judgement in considering the information contained in this resolution and attachments, in the staff report and attachments and other exhibits, and in writing and oral testimony during the public hearing; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW THEREFORE, BE IT RESOLVED that the City Council hereby finds the proposed General Plan Amendments exempt from CEQA pursuant to pursuant to CEQA Guidelines Section 15061(b)(3) as analyzed in the CEQA Technical Memorandum incorporated by this reference and approves General Plan Amendment No. 01-2025 described herein, as follows and based on the following findings:

1. General Plan Amendment Findings. That pursuant to California Government Code Section 65358 and the Riverbank General Plan, the City Council finds as follows:
a. The proposed General Plan Amendment is in the public interest.

b. The proposed General Plan Amendments are consistent and compatible with the goals and the vast majority of policies of the General Plan. c. The potential effects of the proposed General Plan Amendments have been evaluated and determined not to be detrimental to the public health, safety, or welfare.
d. The proposed General Plan Amendments have been processed in accordance with the applicable provisions of the California Government Code and the California Environmental Quality Act.
e. The proposed General Plan Amendment has been processed in accordance with the California Government Code and the California Environmental Quality Act (CEQA).

2. Pursuant to the Riverbank General Plan, the City Council finds as follows:
a. The proposed amendments help the community achieve the goals outlined in the General Plan; and
b. The proposed amendments are consistent with the policies and standards of the General Plan.

3. Based on the findings set forth in this Resolution and the Staff Report, and such other evidence as received at the public hearings on this matter before the City Council, the City Council hereby approves General Plan Amendment No. 01- 2025.

4. The proposed General Plan Amendments continue the consistency between the General Plan and Zoning Code, pursuant to Government Code Sections 65855 and 65860.

5. The City Council finds the Project exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3) (Common sense Exemption), and further pursuant to Public Resources Code 21080.085, which exempts related rezoning actions that implement the jurisdiction’s Housing Element. The above General Plan designation amendments are done for the purpose of maintaining vertical consistency between the corresponding General Plan designations and the required sitespecific rezonings for implementation of the City’s 6th Cycle Housing Element.

The site-specific General Plan Amendments do not involve any physical changes with the potential to create an adverse effect on the environment. The amendments do not grant any development entitlements and all future housing developments would be subject to further environmental review, which may require supporting technical reports. Analysis of the CEQA determination is provided in the CEQA Technical Memorandum, as illustrated and incorporated by reference.

PASSED AND ADOPTED by the City Council of the City of Riverbank at a regular meeting held on the April 28, 2026; motioned by Councilmember ________, seconded by Councilmember ________, and upon roll call was carried by the following vote of __-__:

AYES:

NOES:

ABSENT:

ABSTAIN:

Attest: Approved:
___________________________ _____________________________ Gabriela Hernandez, CMC Rachel Hernandez
City Clerk Mayor

{CW112685.1}

CITY OF RIVERBANK
ORDINANCE NO. 2026-XXX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RIVERBANK APPROVING REZONE 02-2025 AND SPECIFIC PLAN AMENDMENT 01-2025, REZONING EIGHT PROPERTIES LOCATED AT 0 TALBOT AVENUE (APN: 132- 038-032); 5443 ROSELLE AVENUE (APN: 075-069-029); 0 ROSELLE AVENUE (APN: 075-075-052); 5054 ROSELLE AVENUE (APN: 075-025-010); 2819 CLARIBEL ROAD (APN: 075-014-026); 0 CLARIBEL ROAD (APN: 075-014-027); 2561 CLARIBEL ROAD (APN: 075-093-025); AND 0 KENTUCKY AVENUE (APN: 062-022- 027), AND A SPECIFIC PLAN AMENDMENT TO ADD THE MIXED USE (CX-1) DESIGNATION TO THE CROSSROADS COMMUNITY SPECIFIC PLAN (SP-1) WHEREAS, the City of Riverbank is authorized by Title 15 Chapter 153.230, to initiate a rezone whenever public necessity and convenience and the general welfare require such amendment; and
WHEREAS, State Housing Element Law (Government Code Section 65580 et seq.) requires that the City of Riverbank adopt a Housing Element for the eight-year period 2023-2031 to accommodate the City’s regional housing needs allocation (RHNA) of 3,591 units comprised of 970 very low-income units, 672 low-income units, 594 moderate-income units, and 1,355 above moderate-income units; and WHEREAS, the City of Riverbank 6th Cycle Housing Element includes Section IX, 2023-2031 Housing Element – Housing Goals and Policies, that identify goals, policies, and programs the City of Riverbank is responsible for enabling the production of housing by reducing regulatory barriers, providing incentives, and supporting programs that create or preserve housing, especially for vulnerable populations; and WHEREAS, the City of Riverbank has undergone the preparation of the 6th Cycle Housing Element, as required by Government Code Section 65580 et seq. and has developed Program 1.1a, that identifies 8 sites for rezoning to meet the City’s RHNA; and WHEREAS, site specific rezones, specific plan amendments, and adding the Mixed Use (CX-1) designation to the Crossroads Community Specific Plan (SP-1) are necessary to implement the 6th Cycle Housing Element; and WHEREAS, 0 Talbot Avenue (APN: 132-038-032) has a Zoning designation of Light Industrial (M-1), and a proposed zoning designation of Multiple Family Residential (R-3); and

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WHEREAS, 5443 Roselle Avenue (APN: 075-069-029) has a Zoning designation of Crossroads Community Specific Plan (SP-1), Neighborhood Commercial (NC), and a proposed SP-1 land use designation of Medium/High Density Residential (MHR); and WHEREAS, 0 Roselle Avenue (APN 075-075-052) has a Zoning designation of Crossroads Community Specific Plan (SP-1), Public/Quasi-Public (P/QP), and proposed SP-1 land use designation of Medium/High Density Residential (MHR); and WHEREAS, 5054 Roselle Avenue (APN 075-025-010), 2819 Claribel Road (APN 075-014-026), & 0 Claribel Road (APN 075-014-027) have a Zoning designation of Crossroads Community Specific Plan (SP-1), Highway Commercial (HC), and a proposed SP-1 land use designation of Mixed Use (CX-1); and
WHEREAS, 2561 Claribel Road (APN 075-093-025) has a Zoning designation of Crossroads Community Specific Plan (SP-1), Neighborhood Park/Basin (NP/B), and a proposed SP-1 land use designation of Mixed Use (CX-1); and WHEREAS, 0 Kentucky Avenue (APN 062-022-027) has a Zoning designation of Planned Development (P-D) 71, and a proposed zoning designation of Multiple Family Residential (R-3); and
WHEREAS, in accordance with Senate Bill 18, formal consultation requests were distributed to Native American Tribes on December 12, 2025 for a 90-day period ending on March 12, 2026, and the City did not receive any formal requests for consultation; and WHEREAS, the City of Riverbank Planning Commission conducted a Public Hearing on Tuesday, March 31, 2026, to consider this proposed Rezone Ordinance (the “Rezone Ordinance”) and recommended approval with a 5-0 vote; and WHEREAS, the City Council held a properly noticed public hearing on the proposed Rezone Ordinance, and considered the Planning Commission recommendations, and any public comments and all documents or testimony received; and
WHEREAS, the City Council for the City of Riverbank makes the following findings for adoption:

1. Specific Plan Amendment Findings: That pursuant to the Riverbank General Plan, the City Council finds as follows:
a. The proposed amendments help the community achieve the goals outlined in the General Plan; and
b. The proposed amendments are consistent with the policies and standards of the General Plan.

2. Based on the findings set forth in this resolution and the City Staff Report, and such other evidence as received at the public hearings on this matter before

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the City Council, the City Council hereby approves Rezone 02-2025 and SPA 01-2025.

3. The proposed Rezones and Specific Plan Amendments continue the consistency between the General Plan and Zoning Code, pursuant to Government Code Section 65860.

4. The City Council finds the Project exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3) (Common sense Exemption), and further pursuant to Public Resources Code 21080.085, which exempts rezoning actions that implement the jurisdiction’s Housing Element. The site-specific Rezones, Specific Plan Amendments and Specific Plan Amendment to the Crossroads Specific Plan do not involve any physical changes with the potential to create an adverse effect on the environment. The amendments do not grant any development entitlements and all future housing developments would be subject to further environmental review, which may require supporting technical reports. Analysis of the CEQA determination is provided in the CEQA Technical Memorandum, as illustrated and incorporated by reference.

NOW, THEREFORE, THE CITY OF RIVERBANK CITY COUNCIL DOES ORDAIN AS FOLLOWS:

Section 1: The recitals above are found to be true and correct, and are hereby incorporated and made part of this Ordinance.

Section 2: The City Council of the City of Riverbank approves the Rezones and Specific Plan Amendments associated with REZ 02-2025 AND SPA 01-2025.

Section 3: The City Clerk is hereby directed to cause the Official Zoning Map of the City of Riverbank to be revised to reflect the rezoning approved by this ordinance.

Section 4: If any section, subsection, subdivision, paragraph, sentence, clause, phrase or portion of this chapter, or any part thereof is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portion of this chapter or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsection, subdivision, paragraph, sentence, clause or phrase be declared invalid or unconstitutional.

Section 5: This Ordinance shall become effective thirty (30) days from and after its final passage and adoption, provided it is published in a newspaper of general circulation at least fifteen (15) days prior to its effective date or a summary of the Ordinance is published

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in a newspaper of general circulation at least five (5) days prior to adoption and again at least fifteen (15) days prior to its effective date.

The foregoing was introduced at a regular meeting of the City Council of the City of Riverbank held on the 28th day of April 2026; motioned by Councilmember _________________, seconded by Councilmember __________________, and upon roll call was carried by the following vote _:_
AYES:

NAYS:

ABSENT:

ABSTAIN:

ATTEST: APPROVED:
__________________ ___________________
Gabriela Hernandez Rachel Hernandez
City Clerk Mayor
APPROVED AS TO FORM:
___________________________
Tom P. Hallinan
City Attorney

CITY OF RIVERBANK
RESOLUTION 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERBANK,

CALIFORNIA APPROVING A GENERAL PLAN AMENDMENT TO AMEND THE

GENERAL PLAN LAND USE ELEMENT
WHEREAS, Sections 65580 through 65589.8 of the California Government Code require each jurisdiction to regularly update its Housing Element in accordance with deadlines established by the State; and
WHEREAS, Program 1.1i, Maximum Residential Density of the 6th Cycle Housing Element directs the City amend the Riverbank General Plan Land Use Element to establish a maximum density for the Higher Density Residential and Mixed Use General Plan Land Use Designations; and
WHEREAS, the proposed General Plan Amendment to the Land Use Element establishes a maximum density of forty (40) dwelling units per acre for the Higher Density Residential and Mixed Use General Plan Land Use Designations; and WHEREAS, in accordance with Senate Bill 18, formal consultation requests were distributed to Native American Tribes on January 13, 2026 for a ninety (90) day period ending on April 13, 2026, and the City did not receive any formal requests for consultation; and
WHEREAS, the Proposed Project has been reviewed and analyzed by the City pursuant to the California Environmental Quality Act (CEQA) as analyzed in the CEQA Technical Memorandum incorporated by this reference, which determined that the 6th Cycle Housing Element and amendment to the Land Use Element is exempt from CEQA pursuant to Section 15061(b)(3), as the activity is covered by the common sense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment; and
WHEREAS, the Planning Commission held a duly noticed special public hearing on March 31, 2026 regarding the Housing Element Update, including the proposed General Plan Amendment to the Land Use Element, at which time all interested persons were given an opportunity to be heard; and
WHEREAS, after reviewing and considering all information provided and submitted, and after taking and considering all public testimony, the Planning Commission adopted Resolution No. 2026-002, recommending City Council approval of the proposed General Plan Amendment; and

WHEREAS, the City Council has reviewed and considered all evidence submitted in connection with the proposed General Plan Amendment to the Land Use Element, including the staff report, public testimony, and all other documents and evidence that are part of the City administrative record for these actions; and WHEREAS, a Notice of Public Hearing was advertised in the Riverbank News, a newspaper of general circulation on April 8, 2026 and posted at three (3) locations accessible to the public; and
WHEREAS, the City Council has utilized its own independent judgement in considering the information contained in this resolution and attachments, in the staff report and attachments and other exhibits, and in writing and oral testimony during the public hearing; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW THEREFORE, BE IT RESOLVED that the City Council hereby finds the proposed General Plan Amendment exempt from CEQA pursuant to pursuant to CEQA Guidelines section 15061(b)(3) as analyzed in the CEQA Technical Memorandum and adopts the General Plan Amendment to the Land Use Element, as follows and based on the following findings:

1. General Plan Amendment Findings. That pursuant to California Government Code Section 65358 and the Riverbank General Plan, the City Council finds as follows:
a. The proposed General Plan Amendment is in the public interest. b. The proposed General Plan Amendment is consistent and compatible with the goals and the vast majority of policies of the General Plan. c. The potential effects of the proposed General Plan Amendment been evaluated and determined not to be detrimental to the public health, safety, or welfare.
d. The proposed General Plan Amendment been processed in accordance with the applicable provisions of the California Government Code and the California Environmental Quality Act.
e. The proposed General Plan Amendment has been processed in accordance with the California Government Code and the California Environmental Quality Act (CEQA).

2. The proposed 6th Cycle Housing Element includes a variety of goals, policies, and implementing programs designed to enhance the public health, safety, and welfare, including the goals, policies, and programs to support safe and decent housing, to maintain, rehabilitate, and preserve housing, to increase housing choice, to encourage the development of a variety of housing types and locations to meet the needs of all income levels and the needs of special needs populations, and to affirmatively further fair housing.

3. The proposed amendments to the City of Riverbank General Plan Land Use Element will establish a maximum residential density of 40 dwelling units per acre for the Higher Density Residential and Mixed Use General Plan Land Use Designations. These amendments would implement Program 1.1i of the 6th Cycle Housing Element.

4. City staff is hereby authorized to incorporate the above General Plan amendments into the General Plan Land Use Element.

5. The City Council finds the General Plan Amendment to the Land Use Element is exempt from CEQA pursuant to pursuant to Section 15061(b)(3), as the activity is covered by the common sense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment. The amendments to the General Plan Land Use Element establish a maximum residential density for the Higher Density Residential and Mixed Use General Plan Land Use Designations. The amendments do not grant any development entitlements or authorize development beyond what is allowed under the current General Plan and Zoning Code (Chapter 153). All future housing development would be subject to formal development applications and environmental review in accordance with CEQA. Analysis of the CEQA determination is provided in the CEQA Technical Memorandum, as illustrated and incorporated by reference.

PASSED AND ADOPTED by the City Council of the City of Riverbank at a regular meeting held on the April 28, 2026; motioned by Councilmember ________, seconded by Councilmember ________, and upon roll call was carried by the following vote of __-__:

AYES:

NOES:

ABSENT:

ABSTAIN:

Attest: Approved:
___________________________ _____________________________ Gabriela Hernandez, CMC Rachel Hernandez
City Clerk Mayor

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CITY OF RIVERBANK
ORDINANCE NO. 2026-XXX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RIVERBANK,

CALIFORNIA, AMENDING THE RIVERBANK MUNICIPAL CODE BY AMENDING SECTIONS §153.067 AND §153.071 AND ADDING SECTIONS §153.166 THROUGH §153.169 ENTITLED “REGIONAL HOUSING NEEDS ASSESSMENT OVERLAY” (ZOA 01-2025)
WHEREAS, Government Code Section 65585 requires that the City Council receive input and a recommendation from the Planning Commission on a Zoning Ordinance Amendment that imposes any regulations listed in Section 65850; and WHEREAS, State Housing Element Law (Government Code Section 65580 et. seq.) requires that the City of Riverbank City Council adopt a Housing Element for the eight-year period 2023 – 2031 to accommodate the City’s Regional Housing Need Allocation (RHNA) of 3,591 units, comprised of 970 very low-income units, 672 lowincome units, 594 moderate-income units, and 1,355 above moderate-income units; and WHEREAS, the City of Riverbank 6th Cycle Housing Element identifies goals, policies, and programs for enabling the production of housing by reducing regulatory barriers, providing incentives, and supporting programs that create or preserve housing, especially for vulnerable populations; and
WHEREAS, Program 1.1a, Adequate Sites for RHNA and Rezone Program, directs the City to allow developments by-right pursuant to Government Code Section 65583.2(h) when 20% or more of the residential units are affordable to low- and very lowincome households for sites requiring rezoning; and WHEREAS, Program 1.1a, Adequate Sites for RHNA and Rezone Program, directs the City to amend the Mixed Use CX-1 Zone (Sections 153.066 through 153.072) of the Riverbank Municipal Code to allow 100 percent residential uses and require that residential uses occupy at least 50 percent of the floor area in a mixed-use project; and WHEREAS, Program 1.1d, By-Right Approval directs the City to allow developments by-right pursuant to Government Code Section 65583.2(c) when 20 percent or more of the residential units are affordable to low- and very low-income households for sites identified on previous Housing Element sites inventory; and

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WHEREAS, to comply with Government Section 65583.2(c), the City is establishing by Ordinance the Regional Housing Needs Assessment Overlay District covering those sites rezoned and covering those 4th and 5th Cycle reused sites to allow development by-right when 20 percent or more of the residential units are affordable to lower-income households; and
WHEREAS, Program 1.1h, Religious Institution Sites directs the City to develop an overlay zone to allow by-right approval and incentivize development of housing on land owned by religious institutions at default densities in support of the Housing Element Sites Inventory pursuant to Senate Bill 4; and
WHEREAS, the Planning Commission held a duly noticed Public Hearing on March 31, 2026 to consider an amendment to the City of Riverbank Municipal Code and with a vote of 5-0, recommended approval of this Ordinance to the City Council; and WHEREAS, the proposed amendments to the Riverbank Municipal Code would amend a Section of Title XV: Land Usage, Chapter 153: Zoning to clarify that 100 percent residential uses are allowed in the Mixed Use District CX-1 Zone and to require that residential uses occupy at least 50 percent of the floor area in a mixed-use project; and WHEREAS, the proposed amendments to the Riverbank Municipal Code would amend Sections of Title XV: Land Usage, Chapter 153: Zoning to create the Regional Housing Needs Assessment Overlay District by creating new Sections 153.166 through 153.168 entitled “Regional Housing Needs Assessment Overlay”; and WHEREAS, the amendment is exempt according to the California Environmental Quality Act (CEQA) Article 5 §15061(b)(3) by the “Common Sense Exemption” that CEQA applies only to projects that have a potential for causing a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment; and
WHEREAS, the City Council for the City of Riverbank made the following Findings:

1. Pursuant to California Government Code Section 65854, the recommendation to City Council shall include the relationship to the applicable general or specific plan.
a. The Ordinance is compatible with the General Plan and each of its elements. Specifically, the Ordinance is compatible with the following Goals and Policies of the General Plan:
i. Policy LAND 2.4 – The City will encourage re-use of vacant or underutilized land in the Infill Opportunity Area through policies that seek to encourage more intense infill development.

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ii. Policy LAND 3.3 – The City will encourage “compact development,” which places origination and destination points closer together (residences, stores, schools, places of work, etc.), allowing for alternatives to vehicular travel.
iii. Program 1.1a – Adequate Sites for RHNA and Rezone Program. iv. Program 1.1d – By-Right Approval.
v. Program 1.1h – Religious Institution Sites

2. The Ordinance furthers the public interest, convenience, and general welfare of the City. The amendments would ensure that the City is consistent with State Housing Element Law and the City’s share of the Regional Housing Needs Allocation.

3. The finds and determines with certainty that the amendments described in the Ordinance are exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3), which is the “Common Sense Exemption” that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. The Draft Ordinance implements the goals and programs of the 6th Cycle Housing Element and does not grant any development entitlements or authorize development beyond what is allowed under the current General Plan and Zoning Code (Chapter 153). All future housing development pursuant to the 6th Cycle Housing Element would be subject to formal development applications and further evaluation under CEQA, which may require supporting technical reports. No physical improvements are proposed or approved as part of this Ordinance which only implement the goals and programs of the Housing Element; therefore, it can be seen with certainty that there is no possibility that approving the proposed Ordinance would result in a significant effect on the environment. Thus, the City of Riverbank finds that the proposed Ordinance is exempt from CEQA under the common sense exemption. Analysis of the CEQA determination is provided in the CEQA Technical Memorandum, as illustrated and incorporated by reference.

4. The Ordinance is compatible with the uses authorized in, and the regulations prescribed for, the land use districts for which it is proposed and with the regulations for each land use district.

WHEREAS, on April 8, 2026, notice of the City Council Public Hearing was published in the Riverbank News in compliance with California Government Code Section 65090, and posted in public places throughout the City and on the City’s website; and

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WHEREAS, a Public Hearing was held on April 28, 2026, and all comments were heard and considered by the City Council.

NOW, THEREFORE THE CITY OF RIVERBANK CITY COUNCIL DOES ORDAIN AS FOLLOWS:

SECTION 1: Title XV: Land Usage, Chapter 153: Zoning, Section 153.067: Uses Permitted and Section 153.071: Development Standards shall be amended as follows (removed language is represented in strikethrough and added language is represented in underline text):
§ 153.067 USES PERMITTED.
(A) All attached single-family and multi-family residential uses, including duplexes, apartments, condominiums, townhouses, and live-work units provided that the living units are located above the ground floor of a commercial uses or adjacent to commercial on the same property.
(B) Detached residential uses with a minimum net density of eight units per acre, including single family homes, caretaker units, and manufactured homes.

(C) Attached Higher Density Residential in a vertical and/or horizontal mixed use setting of 1620 or more dwelling units per net acre. This residential use must be above (on upper stories of buildings) or adjacent to commercial operations on the same property.

(D) Office uses including administrative, professional, creative, telecommunications, flex, research, and similar office uses that are primarily workeroccupied. (E) (1) Retail sales of goods that can generally be carried out by the customer including food and specialty foods, open air markets, small household goods, pharmaceuticals and sundries, apparel, art and supplies, antiques, furniture, appliances, electronics, books, flowers, hardware, toys, bicycles and sporting goods, music, and similar goods.

(2) Sales of alcoholic beverages require a conditional use permit in accordance with § 153.361.

(F) Service uses including personal and business services with walk-in customer service, such as beauty parlors, spas, cleaners, repair services, banks, travel or real estate agents, medical clinics, child or adult care, photocopiers, mailing services, Laundromats, and similar uses. Rental uses of items such as party supplies, wedding apparel or tuxedos are allowed as services uses.

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(G) (1) General commercial uses including entertainment uses including bars, full service restaurants, quick service restaurants (not drive through fast food), dance and exercise studios, gyms, sports facilities, game arcades, and similar uses.

(2) Sales of alcoholic beverages require a conditional use permit in accordance with § 153.361.

(H) (1) Civic uses including government offices and services, libraries, community centers, conference facilities, and similar uses.

(2) Public infrastructure including support uses include water, storm water, sewer, and utility infrastructure, streets, sidewalks, bicycle paths, parking garages, transit stops, parks, plazas, streetscape improvements, and other public facilities.

(I) Institutional uses including colleges, trade schools, places of worship, museums, and similar uses.

(J) Tiny house villages, as defined in § 153.003 and as allowed in § 153.170 through 153.177.
(Ord. 2014-006, passed 7-8-14; Am. Ord. 2023-003, passed 1-24-23) § 153.071 DEVELOPMENT STANDARDS.

Applicability. District development standards in this section apply, unless altered or superseded through the use of a Planned Development Zoning District (§§ 153.160 through 153.164) or adoption by the city of a Specific Plan or similar plan.

Other City Code development standards apply if not addressed in this section. (A) Nuisances. No operation shall be conducted on any premises in such a manner as to cause an unreasonable amount of noise, odor, dust, smoke, vibration or electrical interference detectable off the site.
(B) Landscaping. A landscaping plan for all uses (except single-family dwellings, duplexes and triplexes) including plant species, initial size, location, growth characteristics and method of irrigation shall be approved by the Community Development Director prior to issuance of any permit. Such required landscaping shall be installed prior to final inspection and shall be maintained by the property owner. Approval shall be based on the degree of compliance with landscaping standards as adopted from time to time by the City Council.
(C) Trash storage area. Trash bins (except single-family dwellings, duplexes, or dwelling groups) shall be provided in a fully enclosed trash storage area. This area or areas shall be provided at locations that are readily accessible to residents and sanitation collectors.

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(D) Off-Street parking.
(1) Non-residential uses. Not less than 2¼ spaces per 1,000 square feet of building area.
(2) Shared parking between uses with different peak demand days or times is encouraged to reduce total area used for parking. When the viability of shared parking is demonstrated by the applicant, the minimum parking ratio may be reduced by one space per 1,000 square feet of building area. Commercial parking spaces shall be provided within 600 feet of the site. (3) Residential uses. Not less than one space per unit. (4) Assisted living facilities. Not less than ¼ space per unit. (5) Transient occupancy uses. Not less than ½ space per room. (6) Parking lots shall be located to sides and rears of buildings. No more than 50% of a site's street frontage may consist of parking lot or driveway. (7) Uses not listed shall provide parking as required in § 153.184. (E) Open space requirements. All multiple residential uses of two or more dwelling units on one lot shall provide open space of at least 50 square feet per unit with a minimum area of 300 square feet provided regardless of the number of units. This area shall not be a lineal open space, but should have a width and depth ratio not exceeding one to two (1:2). In very large complexes (more than 50 units) this required open space can be in multiple locations and all amenities approved by the Community Development Director.
(F) Pursuant to Government Code Section 65582.2, Higher Density Residential uses are permitted to have 100 percent residential uses in the Mixed Use District CX-1 Zone. A minimum of 50 percent of the total floor area shall consist of residential uses in a mixed-use project in the Mixed Use District CX-1 Zone. Floor area is defined in Section 153.003 of this Chapter.
(Ord. 2014-006, passed 7-8-14)
SECTION 2: Title XV: Land Usage, Chapter 153: Zoning is amended to add new Sections: 153.166 through 153.168, which shall read as follows (added language is represented in underline text):

Regional Housing Needs Assessment Overlay

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Section
153.166 Purpose
153.167 Eligibility for By-Right Approval
153.168 Eligibility for Religious Institution Sites
153.168 Permit Requirements
§ 153.166 PURPOSE
This Section specifies the process for reviewing uses entitled to review as a “use by right” as defined in Government Code Section 65583.2. In enacting this Section, it is the intent of the City of Riverbank to implement State law as well as the goals, objectives, and policies of the General Plan.

This Section also creates opportunities for future affordable housing development on existing religious institutional land within the City of Riverbank and seeks to utilize State of California Senate Bill 4, signed into law on October 11, 2023, which permits housing as a use by right on lands owned by an independent institution of higher education or religious institution.

For the purposes of this Section, the following definition shall apply:
“By-right” shall mean that the review of the project may not require a conditional use permit, planned unit development permit, or other discretionary local government review or approval that would constitute a “project” under the California Environmental Quality Act as defined in Government Code Section 65583.2.
§ 153.167 ELIGIBILITY FOR BY-RIGHT APPROVAL
The following residential uses are eligible for by-right approval provided site qualifies based on the following criteria:
(A) Are located on sites listed as lower-income sites in the adopted housing element site inventory pursuant to Government Code Section 65583.2(c) that are shown to have been either:
(1) Vacant and listed in two prior housing element site inventories; or (2) Non-vacant and listed in a previous housing element site inventory.

The sites listed as lower-income sites in the adopted housing element pursuant to Government Code Section 65583.2(c) are shown in Table VI-10 of the 6th Cycle Housing Element.

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(B) Are located on sites subject to rezoning in the adopted housing element site inventory pursuant to Government Code Section 65583.2(c). (C) At least twenty (20) percent of the total number of housing units in the project are proposed affordable to lower-income households at affordable rent or affordable housing cost, as applicable.
§ 153.168 ELIGIBLITY FOR RELIGIOUS INSTITUTION SITES
The following residential uses are eligible for by-right approval provided site qualifies based on the following criteria:
(A) Are located on sites listed as religious institution sites in the adopted housing element site inventory pursuant to Government Code Section 65913.16. (B) Are located on sites that meet the eligibility criteria pursuant to Government Code Section 65913.16.

The religious institution sites in the adopted housing element are shown in Table VI-15 of the 6th Cycle Housing Element.
§ 153.169 PERMIT REQUIREMENTS
(A) Permit requirements. An applicant for a project eligible for by-right approval shall submit a ministerial plan permit for approval of the design. No discretionary permit or approval is required.
(B) Review of application.
(1) For ministerial plan permit applications listed in this Section, the Community Development Director, or designee, without notice or hearing, shall consider the application ministerially without discretionary review. When the application is in compliance with the relevant standards, the permit shall be issued. The decision may be appealed to the Planning Commission pursuant Section 153.219. (2) The application for the ministerial plan permit shall be reviewed for conformance with objective standards established by the General Plan, applicable Specific Plans, Zoning Code, design standards, and other adopted standards. (3) As provided by Government Code Section 65583.2(i), an eligible project is exempt from the California Environmental Quality Act.

SECTION 3. If any section, subsection, subdivision, paragraph, sentence, clause, phrase or portion of this Ordinance is, for any reason, held invalid or unconstitutional by

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any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision, and such holding shall not affect the validity of the remaining portions thereof.

SECTION 4. This Ordinance shall become effective thirty (30) days from and after its final passage, provided it is published pursuant to Government Code section 36933 in a newspaper of general circulation within fifteen (15) days after its adoption.

The foregoing ordinance was given its first reading and introduced by title only at a regular meeting of the City Council of the City of Riverbank on April 28, 2026. Said ordinance was given a second reading by title only and adopted.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Riverbank at a regular meeting on the 28th day of April 2026; motioned by Councilmember _______, seconded by Councilmember ______; moved said ordinance by a City Council _____ vote of ____:

AYES:

NAYS:

ABSENT:

ABSTAINED:

ATTEST: APPROVED:

_________________________ __________________________
Gabriela Hernandez Rachel Hernandez
City Clerk Mayor
APPROVED AS TO FORM:
___________________________
Tom P. Hallinan
City Attorney

Riverbank 6
th Cycle Housing Element
GPA 01-2025
6 th Cycle Housing Element, dated February 2026
Due to the size of this document, it has not been reproduced in the staff report. A copy of the 6th Cycle Housing Element is available for viewing and download on the City’s website at:
https://www.riverbank.org/652/Housing-Element
Individuals that are unable to access the document at the website listed above or would require a computer disk or thumb drive containing a copy of the document should contact Planning Staff at
[email protected] or (209) 869-7101 to obtain a copy.

STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
March 27, 2026
Joshua E. Mann, Director
Community Development Department
City of Riverbank
6707 3rd Street
Riverbank, CA 95367
Dear Joshua E. Mann:

RE: City of Riverbank’s 6th Cycle (2023-2031) Revised Draft Housing Element Thank you for submitting the City of Riverbank’s (City) revised draft housing element update that was received for review on March 4, 2026, along with technical edits on March 24, 2026. Pursuant to Government Code section 65585, the California Department of Housing and Community Development (HCD) is reporting the results of its review. In addition, HCD considered comments from Evelyn Halbert pursuant to Government Code section 65585, subdivision (c).

The revised draft element, including technical edits, meets the statutory requirements of State Housing Element Law (Gov. Code, § 65580 et seq), including findings that were described in HCD’s January 12, 2026 review. However, the housing element cannot be found in substantial compliance until the City has completed the necessary rezones (see below) to accommodate the Regional Housing Needs Allocation (RHNA). The housing element will substantially comply with State Housing Element Law when all necessary rezoning and the element are adopted, submitted to, and approved by HCD, in accordance with Government Code section 65585.

A jurisdiction that did not adopt a compliant housing element within 120 days from the statutory deadline (December 31, 2023) must rezone sites within one year of the statutory deadline and meet requirements pursuant to Government Code sections 65583, subdivision (c)(1)(A) and 65583.2, subdivisions (c), (h) and (i), as applicable. As this year has passed and Programs 1.1a (Adequate Sites for RHNA and Rezone) and

1.1d (By Right Approval) have not been completed, the housing element cannot be found in substantial compliance until rezoning has been completed to meet all statutory requirements. HCD has received draft documents related to rezoning to accommodate the RHNA and will provide a preliminary review under separate cover to assist in completion of Programs 1.1a and 1.1d.

As a reminder, the City’s 6th cycle housing element was due December 31, 2023. As of today, the City has not completed the housing element process for the 6th cycle. The City’s 5th cycle housing element no longer satisfies statutory requirements. HCD

Joshua E. Mann, Director

encourages the City to expeditiously complete the rezone, adopt the housing element, and submit to HCD to regain housing element compliance.

Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City should continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.

For your information, pursuant to Government Code section 65583.3, the City must submit an electronic sites inventory with its adopted housing element. The City must utilize standards, forms, and definitions adopted by HCD. Please see HCD’s housing element webpage at https://www.hcd.ca.gov/planning-and-communitydevelopment/housing-elements for a copy of the form and instructions. The City can reach out to HCD at [email protected] for technical assistance.

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant, the Affordable Housing and Sustainable Communities programs, and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Land Use and Climate Innovation at:
https://www.lci.ca.gov/planning/general-plan/guidelines.html.

HCD appreciates the hard work and dedication of the housing element update team throughout the housing element update and review. We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law and welcome the opportunity to provide technical assistance during the adoption and rezone process. If you have any questions or need additional technical assistance, please contact Emily Hovda, of our staff, at [email protected].

Sincerely,
Paul McDougall
Senior Program Manager

GPA 01-2025, SPA 01-2025, REZ No. 02-2025 (Dept File No. 25-0030) Rezone Site Matrix
Site
No.

Address Assessor
Parcel No.

Existing General Plan Proposed
General Plan
Existing Zoning Proposed
Zoning
1 0 Talbot
Avenue
132-038-032 Industrial/Business
Park (I/BP)
HigherDensity
Residential
(HDR)
Light Industrial
(M-1)
Multiple
Family
Residential (R3)
2 5443 Roselle
Avenue
075-069-029 Mixed Use (MU) HigherDensity
Residential
(HDR)
(SP-1),
Neighborhood
Commercial
(NC)
Medium/High
Density
Residential
(MHR)
3 0 Roselle
Avenue
075-075-052 Civic (C) HigherDensity
Residential
(HDR)
(SP-1),
Public/QuasiPublic (P/QP)
Medium/High
Density
Residential
(MHR)
4 5054 Roselle
Avenue
075-025-010 Mixed Use (MU) Mixed Use
(MU)
(SP-1),
Highway
Commercial
(HC)
Mixed Use
(CX-1)
5 2819 Claribel
Road
075-014-026 Mixed Use (MU) Mixed Use
(MU)
(SP-1),
Highway
Commercial
(HC)
Mixed Use
(CX-1)
6 0 Claribel
Road
075-014-027 Mixed Use (MU) Mixed Use
(MU)
(SP-1), Highway
Commercial
(HC)
Mixed Use
(CX-1)
7 2561 Claribel
Road
075-093-025 Community
Commercial (C/C)
Mixed Use
(MU)
(SP-1),
Neighborhood
Park/Basin
(NP/B)
Mixed Use
(CX-1)
8 0 Kentucky
Avenue
062-022-027 Lower Density
Residential (LDR)
HigherDensity
Residential
(HDR)
Planned
Development
(P-D) 71
Multiple
Family
Residential (R3)

150 ft
Candlewood Pl
Goldstone Way
Morrill Rd
Starwood Dr
Satinleaf Dr
Leo Ct
108 108
118 ft
Portside Dr
Westgate Dr
ribel Rd
149 ft
Pre
stw
ick Dr
Arrowwood Dr
Oakdale Rd
Topeka St Topeka St
Briarcliff Dr
Santa Fe St
Dunbar Ln
Henry Rd
River Cove Dr
1st St
108
138 ft
137 ft
Mid Main Canal
Prospectors
Pkwy
Lindbrook Dr
Roselle Ave
Morrill Rd
Howard A
ve
Ward Ave
Oakdale Rd
Chancellor Way
Newbrook Cir
Candlewood Pl
Turpin Ave
Stanislaus St
Jackson Ave
Channel Dr
Holbrook Dr
S Rose Brook Dr
1st
St
Hearthsong Dr
McAllister Ln
Novi Dr
Ho
mewood Way
Saxon Way
Portico Dr
Dobbins Ln
Country Manor Dr
Colony Manor Dr
Don Ave
Bordona Dr
Oakdale Rd Oakdale Rd
Patterson Rd
Callander Ave
108 108
Rio Altura
Elementary
School
133 ft
Donner Trl
Roselle Ave
Prospectors Pkwy
Squire
Wells Way Squire Wells Way
Heartland Dr
Claribel Rd
Blacksand Creek Way
Ho mewood Way
Bracco Way
Silverbell Dr
Westgate Dr Westgate Dr
Minniear Ave
Oakdale Rd
Claribel Rd
Claribel Rd
144 ft
3rd St
Santa Fe St
Topeka St
High St
Central
Ave
2nd St
Riverside Dr
Santa Fe Rd
108
Cardozo Middle
School
135 ft
Riverbank Lateral
Patterson Rd
Central Ave Central Ave
5th St
Stanislaus St
Sierra St
2nd St
Front St
Cervi Rd
Companion Ln
Litt
Rd
Pocket Ave
Terminal Ave
Kentucky Ave
3rd St
4th St
Prince Andrew Dr
Kansas Ave
Dakota Ave
Nevada Ave
Arizona Ave
Iowa Ave
Tina Ln
Tennessee Ave
Van Dusen Ave
Claus Rd
Patterson Rd
Castle Park
California Ave
Elementary
School
Riverbank High
School
Riverbank
141 ft
Mid Main Can
Burli
ngton
N
orthe
rn and Santa Fe
Railroad
Claribel Rd
Litt Rd
Kyle Ave
Davis Ave
Minniear Ave Minniear Ave
Claus Rd
Claribel Rd
Santa Fe StSnedigar Rd
Snedigar Rd
Kentucky Ave
#7
#4
#6
#5
#1
#3
#2
#8
City of Riverbank
Housing
Element
Implementation
Rezone Sites
Rezone Site
¯
Parcel and zoning data from
City of Riverbank, Nov 2025.

Basemap from ESRI.
0 2,500 5,000
Feet
City Limits

Adopted November 15, 2001, Resolution No. 2001-145
Public/Quasi-Public (PQP) Located in various locations throughout the plan, such uses could include City administrative offices, a community center with a small amphitheater, a library, water storage tank, or other civic uses. This designation has a maximum FAR of 0.75.

Highway Commercial (HC). This designation will allow for commercial uses, as well as an area to accommodate the potential for a future police/fire substation along Roselle Avenue. Approximately 20 7.45 acres are designated highway commercial, which is considered to be consistent with the "commercial” designation in the General Plan.

The maximum allowable FAR for this area is 0.50, which would provide approximately 435,600 square feet of highway commercial space.

Mixed Use (CX-1). This designation will allow for residential and commercial uses consistent with the Mixed Use (CX-1) district of the Riverbank Zoning Ordinance. Approximately 19 acres is designated as Mixed Use, which is consistent with the “Mixed Use” designation in the General Plan. There is no maximum FAR for this area.

Regional Commercial / Industrial / Business Park (RC/IBP). Approximately 67 acres are dual designated as a regional commercial center and/or industrial business park, with build-out dependent upon the future market. This designation is considered to be consistent with the “Planned Development Commercial" designation in the General Plan. The maximum allowable FAR for this area is 0.4, which would allow up to approximately 1,167,408 square feet of retail/office space. This area is envisioned to be low-story office park or retail, highly landscaped with well-defined pedestrian linkages to the community.

Parks and Open Space
Based on General Plan guidelines and existing and future park needs, approximately 33 acres of park space are required. This park space has been allocated as follows:

Community Serving Park. This nine-acre park is located near the corner of Oakdale and Morrill Roads to be close to the existing portion of the City. It is anticipated that this park will support active and passive recreational uses including ball-fields, areas for court sports, such as tennis and basketball, and children's play equipment.

Neighborhood Parks/Storm Drain Basins. These parks will contain active and passive recreations uses, as listed in Section 5.0 Community Facilities. Three neighborhood parks totaling 9.2 acres are identified in the plan area. One neighborhood park (approximately 4.0 ac) Is located adjacent to the M.I.D. Lateral No.

6. Another neighborhood park (approximately 3.1 ac) is located east of the designated elementary school site. A third park site (approximately 2.1 ac) is located adjacent to the regional commercial business park area.

Other Park Facilities. To meet City standards for parks, an additional 15 acres of parkland, in addition to the four parks described above, are required. This·

requirement could be met through options including adding acreage to the community serving and/or neighborhood parks described above, an additional neighborhood park, linear parks, portions of recreational paths/bike trails or through payment of in-lieu fees. To meet City park requirements, linear parks would need to be at least 25 feet in width and be sited in a manner which provides for connection between major land uses within the Crossroads Community. Provision of additional park acreage to meet City requirements will be subject to the review and approval of the Planning Department.

External Roadway Buffers / Recreational Paths. A 22-foot landscaped setback will be required along the external roadways of Oakdale Road and Roselle Avenue and a 27-foot setback will be required along the major expressway of Claribel Road all totaling approximately 7.1 acres. These buffers will provide landscaping, berming, and a pedestrian/recreation trail. These areas shall be maintained through landscape districts. The bike trail along the MID canal from Roselle Ave to Oakdale Road shall be 16’-0”. A 50% credit from the Quimby Fees for the bike trail shall be permitted.

Mini-parks. Ranging from up to 1-acre may be permitted within various neighborhoods. Design shall be subject to City approval. Mini-park design requires attention to the containment of children and play activities within the park and the prevention of vehicular encroachment. A buffer zone of plantings and land form is to be provided along the street frontages. This buffer zone should be designed to admit full visual surveillance from the street.

The following are the Districts that implement the Crossroads Community Specific Plan land use categories:

RURAL/LOW DENSITY RESIDENTIAL DISTRICT (“RLR” ZONE)
Regulations: The following regulations shall apply in all "RLR" Districts and shall be subect to Chapter 153.180, General Provisions of the Zoning Ordinance. All provisions of the "RLR" Zone described in the Specific Plan shall be subject to Section 153.030 through 153.045 with the following exceptions:

Building Requirements
Shall be subject to the Zoning Ordinance
(A) Building Site Area Required:

1. Minimum area - 21,000 square feet.

2. Minimum width, interior lot - 100 feet.

3. Minimum width, corner lot - 110 feet.

4. Minimum depth - 100 feet unless otherwise approved by the Planning Commission or City Council, whichever is the final decision-making body. Plot plans of lots for which less than the minimum depth is requested may be required to ensure that the lot is usable for residential purposes. (B) Yards and Open Spaces Required:

1. Front yard and side yard of a corner lot - Not less than 20 feet from the planned right-of-way line provided that no vehicle opening of any building be closer than 25 feet to the property line or planned right-of-way line toward which the opening faces.

2. Side or rear yard when lot abuts an arterial - 20 feet.

3. Side or rear yard, interior lot, all other cases - 10 feet.

4. Detached accessory buildings - 10 feet from any other buildings. (C) Lot Coverage: No more than 40 percent of the lot may be covered by buildings. (D) Minimum Building Size:

1. Primary single-family dwellings and mobile homes - 1,000 square feet.

2. All other uses - no minimum size.
(E) Density: Maximum permissible density is two (2) dwelling units per gross acre.

LOW/MEDIUM DENSITY RESIDENTIAL DISTRICT (“LMR") ZONE
The "LMR" Zone District shall be subject to Chapter 153.180, General Provisions and Single Family Residential District ("R-1" Zone) Sections 153.030 through 153.045 of the

City Zoning Ordinance shall apply, with the following exceptions and unless otherwise amended by the Specific Plan:

Building Requirements
(B) Building Site Area Required:

1. Minimum area - 3,500 square feet. All single family detached lots of less than 5,000 square feet require review and approval of a Planned Development Permit by the City Planning Commission. Site plan review for lots greater than 5,000 square feet, shall be required for typical plot and elevation at the subdivision review stage and approved by the Community Development Director for all proposed subdivisions not requiring a Planned Development Permit to ensure consistency with the Specific Plan and particularly the Specific Plan Design Guidelines.

2. Minimum width, interior lot - 40 feet.

3. Minimum width, corner lot - 55 feet.

4. Minimum depth - 70 feet unless otherwise approved by the Planning Commission or City Council, whichever is the final decision making body. Plot plans of lots for which less than the minimum depth Is requested may be required to ensure that the lot is usable for residential purposes. (C) Density: Maximum permissible density is twelve (12) dwelling units per gross acre.

DUAL DESIGNATION: LOW/MEDIUM AND MEDIUM/HIGH DENSITY RESIDENTIAL DISTRICT ("LMR/MHR" ZONE)
The "LMR/MHR" Zone District shall be subject to Chapter 153.180, General Provisions and Single Family Residential District ("R-1" Zone) Sections 153.030 through 153.045 of the City Zoning Ordinance shall apply, with the following exceptions and unless otherwise amended by the Specific Plan:

Building Requirements
(B) Building Site Area Required:

1. Minimum area - 3,500 square feet. All single family detached lots of less than 5,000 square feet require review and approval of a Planned Development Permit by the City Planning Commission. Site plan review for lots greater than 5,000 square feet, shall be required for typical plot and elevation at the subdivision review stage and approved by the Community Development Director for all proposed subdivisions not requiring a Planned Development Permit to ensure consistency with the Specific Plan and particularly the Specific Plan Design Guidelines.

2. Minimum width, interior lot - 40 feet.

3. Minimum width, corner lot - 55 feet.

5. Minimum depth - 70 feet unless otherwise approved by the Planning Commission or City Council, whichever is the final decision making body. Plot plans of lots for Which less than the minimum depth is requested may be required to ensure that the lot is usable for residential purposes. (D) Density: Maximum permissible density is thirty (30) dwelling units per gross acre.

MEDIUM/HIGH DENSITY RESIDENTIAL DISTRICT ("MHR" ZONE)
The “MHR" Zone District shall be subject to all provision of Chapter 153.180 General Provisions and of the Multiple Family Residential District ("R-3" zone) of Section 153.060 through 153.064 of the City Zoning Ordinance shall apply, with the exceptions made by the "LMR" Zone and the "LMR/MHR" Zone described above. The maximum permissible density is thirty (30) dwelling units per gross acre.

SENIOR HOUSING ("SR" ZONE)
The "SR" Zone district shall be subject to all provisions of the Multiple Family Residential District ("R-3” zone) of Section 153.060 through 153.064 of the City Zoning Ordinance, subject to a Planned Development Permit, shall apply with the following exceptions:

Building Requirements
(A) Building Site Area Required:

1. Minimum Area - three (3) acres.

Development Standards
(A) Density - Minimum permissible density is thirty (30) dwelling units per acre.

HIGHWAY COMMERCIAL ("HC" ZONE)
The "HC" Zone District shall be subject to all provisions Section 153.180 General Provisions and of the Neighborhood Commercial District ("C-1" zone), Section 153.075 through 153.079 of the City Zoning Ordinance, subject to a Planned Development Permit, shall apply with the following exceptions:

Building Requirements
(A) Building Site Area Required:

1. When residential is mixed with commercial, the height limit in (A) above is waived and subject to the "PD" permit.
(B) Yards and Open Spaces Required - Uses other than single family dwellings, duplexes, and triplexes.

1. Front, side, rear yard - no minimum setbacks shall be required. (C) Floor Area Ratio requirements - Commercial Uses:

1. All buildings - 0.5:1.0.

2. Parking may be reduced and building landscaping increased, as appropriate for the use, subject to site plan review by the City Planning Commission.

Development Standards
(A) This standard is waivable by the Planning Commission during site plan review or on a PD permit.
(B) For commercial development, a minimum of ten (10) percent open space/landscaping shall be provided. The use of large gallon or mature trees in the landscape program is encouraged.

REGIONAL COMMERCIAL/INDUSTRIAL/BUSINESS PARK ("RC/I/BP" ZONE) The "RC/I/BP" Zone District shall be subject to Section 153.180 General Provisions and of the Planned Development ("PD" Zone) of the City Zoning Ordinance shall apply, with the designated Floor Area Ratio of 0.4:1.0.

MIXED USE ("CX-1" ZONE)
The "CX-1" Zone District shall be subject to all provisions of the Mixed Use District ("CX-1” zone) of Section 153.066 through 153.072 of the City Zoning Ordinance, subject to a Planned Development Permit.

The regulations provided herein for the zoning districts described may be modified by the City to implement this Plan.

LAND USE
LAND-8
areas. Rather, the design of such areas shall conform to policies included throughout the General Plan, which serve as performance standards.

Areas with the Mixed Use designation in the existing developed City would accommodate a similar mix of land uses as described above. However, this General Plan does not envision that existing neighborhoods would be removed to accommodate new development. Land use change would primarily occur incrementally, and primarily on vacant and underutilized properties. In order to be consistent with the balance of General Plan policy, certain residential neighborhoods with the Mixed Use designation in the existing developed City would not experience land use change during this General Plan update. As described in policies throughout the General Plan, the City is committed to preserving the quality of life in existing developed parts of the City, while also striving to add vibrancy to areas with concentrations of underutilized property.

Community Commercial
Areas with this designation are anticipated to be developed for retail, employment, and/or commercial services. These areas are located along major roadways on the periphery of existing and planned neighborhoods. The maximum FAR is 0.3.

Figure LAND-2. Mixed Use Development.

Housing above commercial, or “vertical
mixed-use,” is encouraged within the Mixed
Use (MU) Land Use Designation.

Figure LAND-1. Neighborhood Centers.

Smaller-scale commercial uses are encouraged
in “neighborhood centers.” The neighborhood
center concept is described throughout this
General Plan. Above is a conceptual illustration
of a neighborhood center with a small park
surrounded by retail, mixed-use, civic, and
residential development.

LAND USE
LAND-11
Lower-Density Residential
This designation includes single-family homes, one to each lot, developed at a net density of up to eight dwelling units per acre. Lots would be at least 5,000 square feet in size. This category would primarily include detached units, but attached single-family units may be permitted, provided each unit has ground-floor living area and private outdoor open space.

Medium-Density Residential
This category includes small-lot, single-family detached homes, attached single-family homes, and other residences developed at a net density of between eight and 16 dwelling units per acre. Lots would be at least 2,500 square feet in size.

Higher-Density Residential
This category allows for all types of attached single-family and multi-family housing, including condominiums, apartment buildings, townhouses, and other similar residential structures developed at a net density of 16 or more dwelling units per acre.

Reserve
The Reserve category is intended for land that the City has not yet planned for a specific urban, agricultural, or resource land use. This designation does not necessarily imply urban development, but rather could be areas to preserve in natural open space or for agricultural use, for example. This area offers an opportunity to plan for future land uses by setting specific performance criteria before development takes place in sensitive areas.

The Reserve designation does not denote any specific land use, but rather is an overlay designation that specifies additional requirements related to timing of development, analysis required by the City, infrastructure and service standards, and related topics. Before making Reserve areas eligible for consideration for urban development, the City will hold a public hearing and make required findings, including the following:
ƒ Development of the Reserve area is adjacent to developed areas of the City and infrastructure and services can efficiently be extended to serve the Reserve area; ƒ The City has had prepared infrastructure planning and financing to serve the needs of the proposed development area, including financing of any necessary citywide facilities to accommodate the planned level of growth;
ƒ Either the rest of the Riverbank Planning Area is sufficiently built out such that the Reserve area is now needed to meet the demand for urban development, or the proposal includes a desired land use unique to the Planning Area that cannot be accommodated on lands within the City limits or portions of the Planning Area without the Reserve overlay designation;

LAND USE
LAND-8
areas. Rather, the design of such areas shall conform to policies included throughout the General Plan, which serve as performance standards.

Areas with the Mixed Use designation in the existing developed City would accommodate a similar mix of land uses as described above. However, this General Plan does not envision that existing neighborhoods would be removed to accommodate new development. Land use change would primarily occur incrementally, and primarily on vacant and underutilized properties. In order to be consistent with the balance of General Plan policy, certain residential neighborhoods with the Mixed Use designation in the existing developed City would not experience land use change during this General Plan update. As described in policies throughout the General Plan, the City is committed to preserving the quality of life in existing developed parts of the City, while also striving to add vibrancy to areas with concentrations of underutilized property.

Community Commercial
Areas with this designation are anticipated to be developed for retail, employment, and/or commercial services. These areas are located along major roadways on the periphery of existing and planned neighborhoods. The maximum FAR is 0.3.

Figure LAND-2. Mixed Use Development.

Housing above commercial, or “vertical
mixed-use,” is encouraged within the Mixed
Use (MU) Land Use Designation.

Figure LAND-1. Neighborhood Centers.

Smaller-scale commercial uses are encouraged
in “neighborhood centers.” The neighborhood
center concept is described throughout this
General Plan. Above is a conceptual illustration
of a neighborhood center with a small park
surrounded by retail, mixed-use, civic, and
residential development.

LAND USE
LAND-11
Lower-Density Residential
This designation includes single-family homes, one to each lot, developed at a net density of up to eight dwelling units per acre. Lots would be at least 5,000 square feet in size. This category would primarily include detached units, but attached single-family units may be permitted, provided each unit has ground-floor living area and private outdoor open space.

Medium-Density Residential
This category includes small-lot, single-family detached homes, attached single-family homes, and other residences developed at a net density of between eight and 16 dwelling units per acre. Lots would be at least 2,500 square feet in size.

Higher-Density Residential
This category allows for all types of attached single-family and multi-family housing, including condominiums, apartment buildings, townhouses, and other similar residential structures developed at a net density of 16 or more dwelling units per acre.

Reserve
The Reserve category is intended for land that the City has not yet planned for a specific urban, agricultural, or resource land use. This designation does not necessarily imply urban development, but rather could be areas to preserve in natural open space or for agricultural use, for example. This area offers an opportunity to plan for future land uses by setting specific performance criteria before development takes place in sensitive areas.

The Reserve designation does not denote any specific land use, but rather is an overlay designation that specifies additional requirements related to timing of development, analysis required by the City, infrastructure and service standards, and related topics. Before making Reserve areas eligible for consideration for urban development, the City will hold a public hearing and make required findings, including the following:
ƒ Development of the Reserve area is adjacent to developed areas of the City and infrastructure and services can efficiently be extended to serve the Reserve area; ƒ The City has had prepared infrastructure planning and financing to serve the needs of the proposed development area, including financing of any necessary citywide facilities to accommodate the planned level of growth;
ƒ Either the rest of the Riverbank Planning Area is sufficiently built out such that the Reserve area is now needed to meet the demand for urban development, or the proposal includes a desired land use unique to the Planning Area that cannot be accommodated on lands within the City limits or portions of the Planning Area without the Reserve overlay designation;

LAND USE PLANNING
139 S. Stockton Avenue, Ripon, CA 95366 Phone: (209) 599.8377 1 | P a g e

TECHNICAL MEMORANDUM
TO: Mr. Joshua Mann, Community Development Director
FROM: Mr. David Niskanen, J.B. Anderson Land Use Planning SUBJECT: City Of Riverbank 6th Cycle Housing Element, Zoning Ordinance Amendment and 6 th Cycle Housing Element Implementation Rezones (GPA 01-2025, ZOA 01-2025, REZ 02-2025, and SPA 01-2025)
DATE: March 23, 2026
Purpose
This Technical Memorandum evaluates the City of Riverbank 6th Cycle Housing Element, General Plan Amendment to the Land Use Element, Zoning Ordinance Amendment and Site-Specific General Plan Amendments, Rezones, and Specific Plan Amendments to implement the 6th Cycle Housing Element (“the Proposed Project”) concerning California Environmental Quality Act (“CEQA”) compliance. This Technical Memorandum was prepared to present 1) the findings of the CEQA compliance review, as described below; and 2) the recommendations concerning the appropriate CEQA compliance documentation.

Statutory Authority and Requirements
State CEQA Guidelines Section 15061 – Review for Exemption Once it has been determined that an activity is a project subject to CEQA, it is then determined whether the project is exempt from CEQA. Pursuant to State CEQA Guidelines Section 15061, a project is exempt from CEQA if:

1. The project is exempt by statute (see State CEQA Guidelines Article 18, commencing with §15260).

2. The project is exempt pursuant to a Categorical Exemption (CE) (see State CEQA Guidelines Article 19, commencing with §15300) and the application of that CE is not barred by one of the exceptions set forth in State CEQA Guidelines Section 15300.2.

2 3. The activity is covered by the common sense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.

4. The project will be rejected or disapproved by a public agency.

5. The project is exempt pursuant to the provisions of Article 12.5 – Exemptions for Agricultural Housing, Affordable Housing, and Residential Infill Projects.

The Proposed Project is exempt from further environmental review pursuant to the common sense exemption under CEQA Guidelines Section 15061(b)(3) as the 6th Cycle Housing Element, General Plan Amendment to the Land Use Element, Zoning Ordinance Amendment and site-specific General Plan Amendments, Rezones, and Specific Plan Amendments will not have the potential to cause a significant effect on the environment.

Public Resources Code 21080.085
Pursuant to Public Resources Code 21080.085, subdivision(a), “rezoning that implements the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section 65583 of the Government Code” are statutorily exempt from CEQA. The Proposed Project will be statutorily exempt from CEQA pursuant to Public Resources Code 21080.085 as the Proposed Project includes site-specific rezones that implement the schedule of actions contained in the 6th Cycle Housing Element (Program 1.1a).

Project Description
6 th Cycle Housing Element
The 6th Cycle Housing Element is a state mandated element of the City of Riverbank’s 2005-2025 General Plan which establishes the City’s housing policies and programs to accommodate the Regional Housing Needs Allocation (RHNA) goals, as determined by the Stanislaus Council of Governments (StanCOG). The 6th Cycle Housing Element identifies and analyzes the City’s housing needs, resource site inventory, constraints on housing, an analysis of fair housing (Affirmatively Furthering Fair Housing), an evaluation of the City’s current Housing Element Policies and Programs and updated/new Policies and Programs for the 6th Cycle Planning Period. For the 6th Cycle, StanCOG provided the City’s with the RHNA between the timeframe of June 30, 2023 to December 31, 2031.

The table below provides the City’s RHNA:

Income Category Unit Allocation
Extremely Low-Income (<30% of AMI) 485
Very Low-Income (<50% of AMI) 485
Low-Income (50% - 80% of AMI) 672
Moderate-Income (80% - 120% of AMI) 594
Above Moderate-Income (>120% of AMI) 1,355
Total 3,591
The proposed 6th Cycle Housing Element represents the City’s policy program for the 6th Cycle Planning Period. The 6th Cycle Housing Element is a comprehensive review and update to the previous Housing Element, which covered the 5th Cycle.

3 The proposed 6th Cycle Housing Element is organized into ten (10) Chapters (Introduction, Household and Employment Characteristics, Housing Stock Characteristics, Housing Supply and Needs, Affirmatively Furthering Fair Housing, Housing Production Opportunities, Housing Production Constraints, Housing Development Eligible to Change to Non-Low-Income Units, Evaluation of Previous Housing Element, and Housing Element Goals, Policies, and Housing Action Plan).

The 6th Cycle Housing Element addresses the City’s identified housing needs, including housing goals, policies, and programs and discusses the City’s approach to addressing its share of the regional housing need. The 6th Cycle Housing Element includes a Site Inventory, which is conducted to satisfy the City’s RHNA. The sites are either within a specific plan entitled for residential development, currently in the pipeline, projected ADU development, or identified for rezoning to accommodate the City’s remaining need.

The City conducted a Site Inventory utilizing information from the Stanislaus County Parcel Database, Google Maps, and the City’s General Plan and Zoning Maps. The Site Inventory identified approximately 333.12 acres of land within the City’s existing City Limit that can accommodate residential development. In total, the inventory of land resulted in the City’s ability to accommodate the development of 3,859 residential units, varying from single-family residential development to multi-family residential development (e.g., apartments, townhouses, etc.). The City has identified eight (8) sites for rezoning, with a capacity of 668 units, to accommodate the City’s remaining need.

The 6th Cycle Housing Element includes Goals, Policies, and Programs aimed at providing additional housing opportunities, removing governmental constraints to affordable housing, improving the condition of existing housing, and providing equal housing opportunities for all residents. The Proposed Project involves adoption of planning programs and policies; identifies sites subject to potential future development; adoption of zoning ordinances establishing the City’s RHNA sites, corresponding consistency changes to affected zoning districts, and by-right development process for certain sites. The Proposed Project does not propose to implement or result in housing development.

Physical development of any site included in the Proposed Project would require formal development applications, technical studies, and further evaluation in accordance with CEQA and City plans, ordinances, and standards. Additionally, the Project does not propose implementing any program that could have a significant effect on the environment or that was not previously analyzed in a CEQA document.

General Plan Amendment to the Land Use Element
The City’s 2005-2025 General Plan was adopted on April 22, 2009 by the City of Riverbank City Council and includes a number of required and optional elements. The General Plan Land Use Element includes a list of Land Use Designations and associated descriptions that establishes the density and building intensity standards that are further refined in the City’s Municipal Code (specifically, Chapter 153: Zoning) or Specific Plans (e.g., Crossroads Specific Plan). Typically, the General Plan Land Use Designations for residential designations (e.g., Low Density Residential, Medium Density Residential, etc.) include a density range (dwelling units per net acre) in which defines the anticipated intensity of residential development throughout the City. Staff identified that the Higher Density Residential and Mixed Use Land Use Designations do not define the maximum residential density.

4 The Proposed Project includes a General Plan Amendment to the Land Use Element to modify the General Plan Land Use Designations of the Higher Density Residential and Mixed Use to establish a maximum residential density of 40 dwelling units per net acre.

Zoning Ordinance Amendment – By-Right Approval Process
Government Code Section 65583.2(c) requires the City to implement a “by-right” approval program for sites identified in the 6th Cycle Housing Element that were 1) identified as a non-vacant site in the previous Housing Element Cycle (5th Cycle) and 2) identified as a vacant site in the previous two (2) Housing Element Cycles (4th and 5th Cycles). Specifically, Government Code allows projects to have a “by-right” approval process for housing development projects in which at least 20 percent of the units are affordable to lower-income households. By-right means that the City shall not require the following:
• Conditional Use Permit;
• Planned Community Permit;
• Design Review other than Objective Design Standards; or • Other discretionary, local government review or approval that would constitute a “project” as defined in Section 2100 of the Public Resources Code (California Environmental Quality Act).

The Proposed Project includes an amendment to the Riverbank Municipal Code to add new Sections entitled “Regional Housing Needs Assessment Overlay” that would clarify the requirements of Government Code Section 65583.2(c).

Zoning Ordinance Amendment – Religious Institution Sites Government Code Section 65913.16 allows housing developments on land owned by an independent institution of higher education or religious institution that meet certain requirements. The Proposed Project includes an amendment to add a Section to the “Regional Housing Needs Assessment Overlay” to clarify the requirements of Government Code Section 65913.16.

Zoning Ordinance Amendment – CX-1 Mixed Use District
Program 1.1a of the 6
th Cycle Housing Element requires the City to amend the Mixed Use CX-1 Zone (Sections 153.066 through 153.072) of the Riverbank Municipal Code to allow 100 percent residential uses and require that residential uses occupy at least 50 percent of the floor area in a mixed-use project.

The Proposed Project includes amendments to Sections 153.067, Uses Permitted and Section 153.071, Development Standards to incorporate this requirement in the Mixed Use CX-1 Zone.

Site-Specific General Plan Amendments, Rezones, and Specific Plan Amendments The Proposed Project includes site-specific General Plan Amendments, Rezones, and Specific Plan Amendments to implement Program 1.1a of the 6th Cycle Housing Element, including the following:

5 The Proposed Project proposes to amend the Crossroads Specific Plan to add the Mixed Use (CX-1) land use designation.

Findings Concerning CEQA Exemptions
The Proposed Project is exempt as a “Common Sense” exemption under State CEQA Guidelines 15061(b)(3) and further pursuant to Public Resources Code 21080.085 because the project involves goals, policies, and programs to meet the City’s RHNA and affirmatively furthering fair housing (AFFH) goals, associated Zoning Ordinance Amendments, an update to the General Plan Land Use Element related to establishing a maximum density for the Higher Density Residential and Mixed Use Land Use Designations, and site-specific General Plan Amendments, Rezones, and Specific Plan Amendments but does not involve any physical changes with the potential to create an adverse effect on the environment. Furthermore, the rezoning actions would implement the City’s 6th Cycle Housing Element pursuant to Public Resources Code 21080.085.

As described above, the 6th Cycle Housing Element creates a roadmap on how to achieve its RHNA and AFFH goals through identification of suitable sites for development an identification of programs that could remove constraints to and promote affordable housing.

6 The 6th Cycle Housing Element does not grant any development entitlements or authorize development beyond what is allowed under the City’s current General Plan and Zoning Code (Chapter 153: Zoning). All future housing development pursuant to the 6th Cycle Housing Element would be subject to filing of formal development applications and further review in compliance with City plans, ordinances, and standards, which may require supporting technical reports. The Proposed Project does not include any physical improvements that would be required to adopt the 6th Cycle Housing Element, General Plan Amendment to the Land Use Element, Zoning Ordinance Amendments, or site-specific General Plan Amendments, Rezones, and Specific Plan Amendments. Therefore, it can be seen with certainty that there is no possibility that adopting the Proposed Project would result in a significant effect on the environment. Thus, the City of Riverbank finds that the Proposed Project is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3) and further pursuant to Public Resources Code 21080.085.

Below is a brief analysis that demonstrates adoption of the Proposed Project would not result in direct or reasonably foreseeable indirect physical change in the environment. Environmental resources discussed are those based on the CEQA Guidelines Appendix G Checklist.

I. Aesthetics. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and sitespecific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. Further, future development projects would undergo project-specific development review, including CEQA. As such, its implementation would not cause a substantial effect on a scenic vista, damage scenic resources within a state scenic highway, create a new source of substantial light or glare, or otherwise alter the existing visual character of the City. Therefore, there is no reasonable possibility that the Proposed Project would have a significant effect on the environment, and no significant effect to aesthetics would occur.

II. Agricultural/Forest Resources. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and site-specific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. In addition, future development projects would undergo project-specific development review. Because the Proposed Project does not involve or approve physical development, the Proposed Project would not convert agricultural land to non-agricultural use or result in the loss or conversion of forest land.

III. Air Quality. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and sitespecific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. The Proposed Project does not involve or approve physical development, and as such, would not involve construction or operational activities that would generate pollutant emissions. There is no reasonable possibility that the Proposed Project would have a significant effect on the environment, and no significant effect to air quality would occur.

7 IV. Biological Resources. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and site-specific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. In addition, future development projects would undergo project-specific development review to address potential impacts. Because the Proposed Project does not involve or approve physical development, there is no possibility that the Proposed Project would have a significant effect on special status species, habitat, or wildlife movement, and no significant effect would occur.

V. Cultural Resources. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and site-specific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. In addition, future development projects would undergo project-specific development review to address potential impacts. Because the Proposed Project does not involve or approve physical development, the Proposed Project would not cause a substantial adverse change in the significance of a historic or archaeological resource, or human remains. There is no reasonable possibility that the Proposed Project would have a significant effect on cultural resources.

VI. Energy. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and sitespecific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. Because the Proposed Project does not involve or approve physical development, the Proposed Project would not involve construction or operational activities that would generate or require energy. There is no possibility that the Proposed Project would have a significant effect on the environment, and no significant effect to energy would occur.

VII. Geology and Soils. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and site-specific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. In addition, future development would undergo project-specific development review to address potential impacts. Because the Proposed Project does not involve or approve physical development, the Proposed Project would not cause substantial adverse effects related to seismicity, ground failure, erosion, or geologic stability. There is no reasonable possibility that the Proposed Project would have a significant effect on geology and soils and no significant impact would occur.

VIII. Greenhouse Gas Emissions. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and site-specific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. Because the Proposed Project does not involve or approve physical development, the Proposed Project would not involve construction or

8 operational activities that would generate pollutant emissions. There is no reasonable possibility that the Proposed Project would have a significant effect on the environment, and no significant effect to greenhouse gases would occur.

IX. Hazards & Hazardous Materials. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and site-specific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. Because the Proposed Project does not involve or approve physical development, the Proposed Project would not involve the transport, use, or disposal of hazardous materials, nor create a significant hazard to the public or environment. There is no reasonable possibility that the Proposed Project would result in a significant effect on the environment. Further, future development would be required to comply with federal, State, and local regulations and policies to ensure a less than significant effect on the environment, including regulations and policies related to hazards and hazardous materials. No significant effect to hazards and hazardous materials would occur.

X. Hydrology & Water Quality. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and site-specific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. Because the Proposed Project does not involve or approve physical development, the Proposed Project would not violate and have no effect on water quality standards, substantially decrease groundwater supplies, substantially alter existing drainage patterns, or release pollutants in a flood hazard, tsunami or seiche zone.

The City of Riverbank is a member agency to the Stanislaus & Tuolumne Rivers Groundwater Basin Association (GSA). On February 27, 2025, the Department of Water Resources evaluated the revised 2024 Groundwater Sustainability Plan (GSP) for the Modesto Subbasin and determined that the GSP is approved. The GSP identifies Management Action (MA) that will be undertaken by the GSAs as an element of the GSP implementation, including the Groundwater Allocation and Pumping Management Program. Future development would be required to comply with federal, State and local regulations and policies to ensure a less than significant effect on the environment, including any applicable MA’s undertaken by the GSAs implementing the GSP as well as applicable regulations and policies related to hydrology, water quality, and impacts to groundwater supply. There is no reasonable possibility that the Proposed Project would have a significant effect on hydrology and water quality.

XI. Land Use & Planning. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and site-specific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. The Proposed Project intends to comply with the City’s 6 th Cycle Housing Element obligations of the State of California and update the City’s Housing Element and implementing zoning ordinances as required by the State of California. The Proposed Project would not involve changes to the physical environment that would physically divide an established community or result in conflicts with adopted

9 policies and regulations that intend to avoid or mitigate environmental effect. Therefore, there is no reasonable possibility that the Proposed Project would have a significant effect on the environment, and no significant effect to land use and planning would occur.

XII. Mineral Resources. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and site-specific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. Future development will require project-specific developmental review to address potential impacts. Because the Proposed Project does not involve or approve physical development, the Proposed Project would not result in a substantial adverse effect to mineral resources. Therefore, there is no reasonable possibility that the Proposed Project would have a significant effect on mineral resources, and no significant impact would occur.

XIII. Noise. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and site-specific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development.

Because the Proposed Project does not involve or approve physical development, the Proposed Project would not involve construction or operational activities that would generate noise. Therefore, there is no reasonable possibility that the Proposed Project would have a significant effect related to noise, and no significant impact would occur.

XIV. Population & Housing. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and site-specific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. The Proposed Project would not induce substantial unplanned population growth or displace substantial numbers of existing people or housing, as any population growth that would result from future development associated with the Proposed Project is considered planned. The Proposed Project implements regulatory requirements of the State of California to allow for future development in accordance with the City’s RHNA obligations. A substantial portion of the City’s zoning capacity is already programmed and evaluated under CEQA by the City’s existing General Plan, existing Specific Plans, and the City’s 5
th Cycle Housing Element. Without any
tangible development application for specific sites, there is no foreseeable, reasonable possibility that the Proposed Project would have a significant effect on the environment.

Any future development would undergo project-specific developmental review to address potential impacts.

XV. Public Services. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and site-specific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. As such, the Proposed Project would not result in substantial adverse physical impacts associated with the provision of new or physically altered government facilities (police, fire, libraries, etc.). There is no reasonable possibility that the Proposed

10 Project would have a significant effect on the environment, and no significant impact on public services would occur.

XVI. Recreation. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and sitespecific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. As such, the Proposed Project would not result in substantial adverse physical impacts associated with the provision of new or physically altered recreational facilities. There is no reasonable possibility that the Proposed Project would have a significant effect on the environment, and no significant impact on recreational facilities would occur.

XVII. Transportation & Traffic. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and site-specific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. Because the Proposed Project would not involve or approve physical development, the Proposed Project would not involve construction or operational activities that would generate vehicle trips. There is no active development application being approved with the Proposed Project, and therefore any evaluation of actual vehicle trips or transportation impacts caused by a future development project are not foreseeable and would be speculative. There is no reasonable possibility that the Proposed Project would have a significant effect on the environment, and no significant impact on transportation & traffic would occur.

XVIII. Tribal Cultural Resources. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and site-specific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. Future development would undergo project-specific development review to address potential impacts. Because the Proposed Project does not involve or approve physical development, the Proposed Project would not cause a substantial adverse change to tribal cultural resources. There is no reasonable possibility that the Proposed Project would have a significant effect on tribal cultural resources.

XIX. Utilities & Service Systems. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and site-specific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. As such, the Proposed Project would not result in substantial adverse physical impacts associated with the provision of new or physically altered utilities and service systems (wastewater, water and solid waste). As noted above, the City of Riverbank is a member agency of the Stanislaus & Tuolumne River GSA and the implementation of the GSP and associated Management Actions, including the Groundwater Allocation and Pumping Management Program that is ongoing. Future development would be required to comply with federal, State and local regulations and policies to ensure a less than significant effect on the environment, including any

11 applicable Management Actions undertaken by the GSAs implementing the GSP as well as applicable regulations and policies related to hydrology, water quality, and impacts to groundwater supply. Because the Proposed Project does involve or approve physical development, the Proposed Project would not cause any impact to utilities and service systems. As such, there is no reasonable or foreseeable possibility that the Proposed Project would have a significant effect on the environment, and no significant impact on utilities and service systems would occur.

XX. Wildfires. The Proposed Project involves the adoption of a policy document, a general plan amendment to the Land Use Element, Zoning Ordinance Amendments, and sitespecific General Plan Amendments, Rezones, and Specific Plan Amendments and does not in and of itself include any proposed development that would facilitate increased development. The Proposed Project would not impair an adopted emergency response plan or emergency evacuation plan; exacerbate wildfire risks; require the installation or maintenance of infrastructure that may exacerbate fire risks; or expose people or structures to significant risks because of post fire slope instability or drainage changes. As such, there is no reasonable or foreseeable possibility that the Proposed Project would have a significant effect on the environment, and no significant impact related to wildfire would occur.

In addition, none of the potential exemptions (CEQA Guidelines Section 15300.2) to the use of a categorical exemption apply.
a. Cumulative Impact. CEQA Guidelines Section 15064(i) states that a Lead Agency shall consider whether the cumulative impact of a project is significant and whether the effects of the project are cumulatively considerable. The assessment of the significance of the cumulative effect of a project must, therefore, be conducted in connection with the effects of past projects, other current projects, and probable future projects. Due to the nature of the Proposed Project, which is a legislative policy document and the associated implementation of Programs, there is no potential for cumulatively considerable impacts. The Proposed Project will not result in significant impacts in any environmental area and would not contribute substantially to adverse cumulative conditions, or create any substantial indirect impacts (i.e., increase in population could lead to an increase need for housing, increase in traffic, air pollutants, etc.).
b. Significant Effect. There are no environmental impacts associated with the Proposed Project. See analysis above.
c. Scenic Highways. There is no development associated with the Proposed Project and no impact to scenic highways, which is also discussed above under Aesthetics. d. Hazardous Waste Sites. There is no development associated with the Proposed Project and no impact related to hazardous waste sites.
e. Historical Resources. There is no development associated with the Proposed Project and no impact to historical resources.

12 Conclusion
Based on the information contained herein, the Proposed Project is exempt from CEQA Pursuant to CEQA Guidelines Section 15061(b)(3) and further pursuant to Public Resources Code 21080.085.

potentially contribute to even higher utility costs for existing residents.

While I understand the need for housing planning, I respectfully urge the City Council to reconsider the rezoning of this parcel and explore alternative locations that would have less impact on the existing environment, infrastructure, and surrounding residents.

Thank you for your time and for considering the concerns of the community.

Sincerely,
Jordan Dean Davidson
Riverbank Resident
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From: Melanee
Sent: Saturday, March 14, 2026 6:48 PM
To: City Clerk <[email protected]>
Subject: Housing Element Implementation Rezones - Questions Regarding Proposed Rezoning of MID-Owned Property (0 Roselle Ave)
Dear Community Development Department,
I am writing as a resident who lives directly next to the parcel currently owned by MID that is being discussed for potential rezoning and development.

Before the City considers moving forward with any rezoning of this land, I believe several important questions need to be answered publicly.

First, how is this land being described as “staged for development” when it is currently owned by MID and zoned for civic use?
Second, has MID formally agreed to sell or transfer the property for residential development, or is the City making assumptions about land that it does not own? Third, what justification does the City have for rezoning land that currently serves a civic classification and sits within an agricultural community? Fourth, what impact studies have been completed regarding traffic, infrastructure strain, water demand, and school capacity if apartments are built on this parcel? Finally, what opportunity will residents who live directly adjacent to this property have to review plans and provide input before any rezoning decisions are made? I share a property line with this land, so any decision regarding its use will directly impact my home, property value, and quality of life. Because of that, I expect transparency and clear answers before the City moves forward with any rezoning discussions.

Please advise how residents can formally participate in this process and when these questions will be addressed.

Thank you for your time.

Sincerely,
Melanee Kiep
Sent from my iPhone

with the animals in the lot. Many families in this area, including my own, enjoy the opportunity to visit and interact with animals in that lot. The zoning change could take away these opportunities, leaving our families without an important and enjoyable activity that promotes bonding and connection with nature.

4. Increased Taxes for Current Residents:

Finally, I am concerned about the financial impact this rezoning could have on current residents, particularly through potential increases in property taxes. New development often leads to higher taxes to fund infrastructure improvements and public services, and these costs are typically passed onto existing homeowners. For many of us, this added financial burden could be difficult to manage, especially if the development leads to a decrease in neighborhood appeal or safety. This could also drive up living costs, making it harder for families to maintain their homes and enjoy the quality of life we currently have.

For these reasons, I strongly urge the City of Riverbank to reconsider the rezoning proposal at Roselle and Glow Rd. We, as residents, are deeply invested in the wellbeing of our community, and I hope you will take these concerns into account before making any decisions that could negatively impact the character and safety of our neighborhood.

Thank you for your time and consideration. I look forward to your response and hope we can work together to ensure the continued prosperity and safety of Riverbank.

Sincerely,
The Sisk Family

Thank you very much for your time and consideration.

Sincerely,
Minnie Liu

Please do not change the zoning of the SFPUC parcels in a general plan amendment or otherwise. While we appreciate Riverband’s desire to meet its Housing Element goals, the SFPUC parcels should not be any part of that plan. The zoning should remain as is.

We will follow up with a formal letter. Thank you for your consideration.

Respectfully,
Rosanna Russell
Real Estate Director
From: Ottieri, Mia
Sent: Monday, March 30, 2026 3:23 PM
To: Joshua Mann <[email protected]>; City Clerk <[email protected]> Cc: Mellera, Joy C <[email protected]>; Teresa McDonald <[email protected]>; Hannaford, Margaret A <[email protected]>; Russell, Rosanna S <[email protected]>; Mendoza, Jonathan S <[email protected]>
Subject: RE: HHWP Response to City of Riverbank Planning Commission GPA & SPA No. 01-2025, REZ No. 02-2025 (Dept File No. 25-0030)
Hi Josh,
Thank you so much for speaking with me this morning, confirming you received HHWP’s response, and for your email.

I appreciate you confirming that there are no planned developments at this time and that any application Riverbank receives proposing to utilize land owned in fee or held by easement by the City and County of SF would be forwarded to HHWP for a separate review.

Have a great day!
Mia Ottieri
ROW Permit Liaison
Hetch Hetchy Water & Power
Office: (209) 989-0618
[email protected]

Web: Project Review and Land Use - Hetch Hetchy Water and Power | SFPUC I am out of the office on Fridays.

From: Joshua Mann <[email protected]>
Sent: Monday, March 30, 2026 9:36 AM
To: Ottieri, Mia <[email protected]>; City Clerk <[email protected]> Cc: Mellera, Joy C <[email protected]>; Teresa McDonald <[email protected]> Subject: RE: HHWP Response to City of Riverbank Planning Commission GPA & SPA No. 01-2025, REZ No. 02-2025 (Dept File No. 25-0030)

Good Morning Mia,
Thank you for your email and for providing the attached materials. This confirms receipt.

The City’s current action relates to implementation of its Housing Element rezone program. This program is being undertaken to satisfy State Housing Element law and to address the City’s remaining Regional Housing Needs Allocation obligation. As part of the Housing Element process, the City must demonstrate to the California Department of Housing and Community Development that it has an adequate inventory of sites with zoning and development capacity sufficient to accommodate its assigned housing need across income categories during the planning period.

In Riverbank’s case, after accounting for approved subdivisions, existing vacant residential land, and other available housing opportunity sites, the City still did not have enough remaining site capacity to fully satisfy its Housing Element requirements. Because of that shortfall, the City is required to consider rezonings of additional properties so the Housing Element can identify enough land with appropriate development potential to meet State requirements. The current action is therefore a planning and compliance measure required to maintain a compliant Housing Element and to support HCD certification.

It is important to clarify that no development project is being proposed, reviewed, or approved as part of this action. The City is not considering subdivision maps, site plans, building plans, or construction approvals for the subject parcels at this time. The present action is limited to General Plan and zoning changes associated with Housing Element implementation.

Any future development proposal affecting any of the referenced properties would still require separate review by the City at a later date. That future review would occur only if and when an actual project application is submitted by a property owner or applicant. At that stage, the proposal would be subject to project-specific analysis, including review of site design, access, infrastructure, utilities, easements, environmental review as applicable, and coordination with outside agencies and affected property interests. That future process would also include coordination with SFPUC/HHWP where a proposed project may involve or affect CCSF owned land, right-of-way parcels or easement areas, including any required crossing or land use approvals.

The City understands and appreciates your comments regarding the APNs identified in your correspondence. We also acknowledge your statement that any future crossing use of or work on

CCSF owned land would require submittal of a SFPUC/HHWP Project Review and Land Use Application. The City will retain your email and attachments as part of the administrative record for the rezone program so that these issues are clearly documented for the record and recognized in any future project review context.

Lastly, as I mentioned on the phone, the Planning Commission agenda and staff report are available online. Please review the staff report for additional context regarding the rezone program. If you have any additional questions, please feel free to reach out…. Item 8.1 à https://riverbankca.portal.civicclerk.com/event/1317/files/agenda/1269 Thank you again for your correspondence and for bringing these considerations to the City’s attention.

Joshua E. Mann
Community Development Director
Phone: (209) 863-7124
Fax: (209) 869-7126
Email: [email protected]
6707 Third Street
Riverbank, CA 95367
www.riverbank.org
Monday-Thursday, 7:30AM-5:30PM
~ CLOSED ALL FRIDAYS ~
From: Ottieri, Mia <[email protected]>
Sent: Thursday, March 26, 2026 2:51 PM
To: Joshua Mann <[email protected]>; City Clerk <[email protected]> Cc: Mellera, Joy C <[email protected]>
Subject: HHWP Response to City of Riverbank Planning Commission GPA & SPA No. 01-2025, REZ No. 02-2025 (Dept File No. 25-0030)
Some people who received this message don't often get email from [email protected]. Learn why this is important To Whom it May Concern:

The San Francisco Public Utilities Commission, Hetch Hetchy Water & Power (HHWP), received the attached, undated notice:

City of Riverbank Notice of Planning Commission and City Council Public Hearings

for
GPA & SPA No. 01-2025, REZ No. 02-2025 (Dept File No. 25-0030) - 6th Cycle Housing Element Implementation Rezones
Special Planning Commission Meeting: March 31, 2026, at 6:00 pm, Riverbank, California
City Council Meeting, April 28, 2026, at 6:00 pm, Riverbank, California http://www.riverbank.org/AgendaCenter
HHWP hereby responds with the following comments:

The eight APNs in question are directly adjacent to and cross over land owned in fee or held by easement by the City & County of San Francisco (CCSF): SFPUC Right of Way Parcel 642, APN 075-075-052 and SFPUC Right of Way Parcel 645, APN 075- 093-026.

HHWP will need to conduct a review of this project, including all plans and drawings, to ensure that this project does not interfere with the use of CCSF property, prior to approval by the City of Riverbank Planning Commission.

A SFPUC/HHWP Project Review and Land Use Application must be submitted to Hetch Hetchy Water and Power for any proposed crossing use of, or work on CCSF-owned land. I have attached a blank copy of the application for your reference. You may email a completed application to:
hhwp [email protected].

Also attached is a copy of the Notice received and a Map identifying the SFPUC Right of Way Parcels.

Please confirm receipt of this email.

Thank you in advance for your cooperation and attention to this matter.

Mia Ottieri
ROW Permit Liaison
Hetch Hetchy Water & Power
Office: (209) 989-0618
[email protected]
Web: Project Review and Land Use - Hetch Hetchy Water and Power | SFPUC I am out of the office on Fridays.

users may express interest in the Talbot Avenue remainder property in the future.

We want to be able to timely respond to such inquiries without being limited to the proposed R-3 zoning.

We understand from our discussions in the course of this matter, that if there is demand by Silgan Containers or other industrial, warehouse, commercial, yard-space, or lower density residential uses for the remainder Talbot Avenue property, that the City would be willing to be helpful in finding ways to timely meet required housing quotas and meeting other requirements to allow such uses. I understand that you are not in a position to provide any form of guarantee on these matters.

Finally, I would like to reiterate thankfulness for the very good relationship that we have enjoyed with the City of Riverbank over approximately 37 years, helpfulness in bringing about the lot line adjustment, and working together to bring about good future outcomes.

Thanks,
Lynn Houlihan
P.O. Box 2727
Granite Bay, CA 95746
Cell: 916-208-1492
On Tue, Nov 18, 2025 at 12:14 PM Lynn Houlihan wrote:

Hi David --
Very nice to talk to you today and go over what I discussed with Jailah Smith on Monday, 10/6/25 in response to her letter dated 9/16/25 which was received on 9/23/25. I called and left a message on 11/11/25 for Jailah and I also called the City of Riverbank on the same day and requested a call back.

Ownership of APN 132-038-032 (Talbot Avenue property) and Ownership of 6180 Roselle Avenue, Riverbank have some concerns with respect to the proposed rezone of the Talbot Avenue property to R3 as discussed with Jailah, and as we discussed this morning.

1. A lot line adjustment needs to be accomplished before the proposed rezone, so that the 6180 Roselle Avenue property has adequate truck maneuvering room on the south side of this property. Presently, there is approximately 60' between the building and the property line separating the 6180 Roselle Avenue property from the Talbot Avenue property. An additional approximately 80' feet is needed in order to have a total of 140' of truck maneuvering room total on the 6180 Roselle Avenue property. These dimensions are approximate and under discussion with ownership and engineers. Please see the attachment showing what we are considering. Ownership of both the 6180 Roselle Avenue and the Talbot Avenue property is "in-house" which should help the process to move forward.

2. Ownership wants only Market Based Housing on the Talbot Avenue property. We do not want any requirement for low income housing on the Talbot Avenue property.

3. Ownership expects that the long-term, historical use of the 6180 Roselle Avenue property would not be subject to new restrictions, requirements, or pressures due to the proposed

From: Lynn Houlihan <[email protected]>
Sent: Tuesday, November 18, 2025 11:05 AM
To: [email protected]
Subject: Test Email
Hi David -
Please let me know if you received this test email.

Thanks,
Lynn Houlihan

From: Kathy Qualters rs .c
Sent: Tuesday, March 31, 2026 5:26 PM
To: Joshua Mann <[email protected]>
Subject: Subject: "No" on Rezoning

Services of the San Francisco Public Utilities Commission OUR MISSION: To provide our customers with high-quality, efficient and reliable water, power and sewer services in a manner that values environmental and community interests and sustains the resources entrusted to our care.
525 Golden Gate Avenue, 13th Floor
San Francisco, CA 94102
T 415.554.3155
F 415.554.3161
TTY 415.554.3488
April 14, 2026
VIA EMAIL TO [email protected], [email protected] AND TO [email protected]
City of Riverbank
6707 Third Street
Riverbank, CA 95367-2396
Attn: Joshua Mann, Director of Community Development
Teresa McDonald, Senior Planner
City Clerk
Re: City of Riverbank Notice of Planning Commission and City Council Public Hearings for GPA & SPA No. 01-2025, REZ No. 02-2025 (Dept File No. 25-0030) - 6th Cycle Housing Element
Implementation Rezones
SFPUC Objection to Rezoning by the City of Riverbank of:
• SFPUC Parcel No. 645 and a portion of Stanislaus County APN 075-093-026 in the City of Riverbank adjacent to SFPUC Parcel No. 645
• SFPUC Parcel No. 642 and a portion of Stanislaus County APN 075-075-052 adjacent to SFPUC Parcel No. 642
Dear All:

We understand that the City of Riverbank (Riverbank) seeks to demonstrate to the California Department of Housing and Community Development that it has an adequate inventory of sites with zoning and development capacity sufficient to accommodate its assigned housing need across income categories during its 6th Cycle Housing Element planning period.

The San Francisco Public Utilities Commission (SFPUC) offers the following information regarding the Hetch Hetchy Regional Water System and strongly objects to any rezoning or re-classification by Riverbank of SFPUC Parcel No. 645 and SFPUC Parcel No. 642, and the portions of Assessor’s Parcel No. 075-093-026 and Assessor’s Parcel No. 075-075-052 located adjacent to these SFPUC parcels.

The City and County of San Francisco (San Francisco), through the SFPUC, owns SFPUC Parcel No. 645 in fee. The Modesto Irrigation District owns SFPUC Parcel 642 in fee; however, the SFPUC holds the following easement rights through the property:
“the right to construct, maintain, and operate its Hetch Hetchy pipe line aqueduct and electric power and telephone lines across, over, or under any reservoir, irrigation canal, lateral, drainage pipes or ditches or any land which may be owned or hereafter acquired and owned by said Districts…”
SFPUC Parcel No. 645 and Parcel No. 642 are together referred to as the “SFPUC Property Interests.”
The SFPUC Property Interests are not suitable for housing or development and would be detrimentally impacted by the rezoning of the adjacent parcels, APN Nos. 075-093-026 and 075-075-052, for housing or other development.

The SFPUC has jurisdiction over and manages land and power distribution and water system infrastructure owned by San Francisco as part of the Hetch Hetchy Regional Water System. The SFPUC’s priority is to provide reliable water, wastewater, and power services to its customers. SFPUC’s customers depend upon our agency to deliver high-quality drinking water 24 hours a day.

This water is conveyed 167 miles from its source at Hetch Hetchy Reservoir in Yosemite, through the San Joaquin Valley and the Coast Range, before the water is distributed to 2.7 million Bay Area customers. The SFPUC power transmission lines are a component of the California Bulk Electric System and support the overall power transmission system in California.

As depicted on the attached map, the SFPUC Property Interests are a utility corridor. Three major SFPUC water transmission pipelines and two overhead high-voltage power transmission lines run through the SFPUC Property Interests. The SFPUC requires unrestricted access to the SFPUC Property Interests to ensure timely inspection and completion of routine and emergency maintenance and repair of its water conveyance pipelines and high-voltage power lines. The SFPUC Property Interests are therefore not suitable for housing, parkland, roads, or other development. In addition, Riverbank should not rezone the portion of the property adjacent to the SFPUC Property Interests to permit development that would impede the SFPUC’s access to or use of its property interests, or allow any residential housing, parklands, roads, or other non-compatible uses to exist in proximity to such high-hazard infrastructure.

To protect this access and use, the SFPUC’s Commission has adopted land use policies that restrict the scope of use of SFPUC Property Interests by third parties. Any proposed project on, or third-party use of, the SFPUC Property Interests must conform to the SFPUC’s land use policies. One of the key policies is that SFPUC land may not be used to fulfill a third party’s entitlements. That means neither Riverbank nor any other third party may incorporate and use SFPUC land to meet the Housing Element or subdivision map requirements.

For your review, I enclose four additional Commission policies, which, among other policies, protect SFPUC property and infrastructure:
• CCSF, HHWP, General Guidelines Used in Review of Third-Party Use of Electric-Transmission-Line
• Rights-of-Way HHWP Power Transmission Vegetation Management Guide
• HHWP High Voltage Power Line and Facility Right-of-Way Safety Guide Water Transmission Line Right-of-Way Safety Guide
• SFPUC Land Use Framework
The intent of these policies, among others not included with this letter, is to avoid any use on our land that, in SFPUC’s sole discretion, conflicts with SFPUC’s access to its land and infrastructure.

Additionally, we respectfully request that either Riverbank leave a portion of the adjacent property free of development or, in the alternative, that the Riverbank Planning Division strictly adhere to its own setback requirements for proposed development adjacent to the SFPUC Property Interests.

One reason for setback requirements on SFPUC Property Interests is that California Public Utilities Commission General Order 95 requires minimum safe clearance distances for power transmission lines. For the appropriate related clearances related to SFPUC facilities, please assume one is working near energized high-voltage transmission lines.

Finally, please add the following SFPUC staff as recipients of any future CEQA documents or notices related to this project and other projects that could impact or are proposing to use SFPUC land:

Mia Ottieri
SFPUC Property Permit Liaison
(209) 989-0618
[email protected]
Mae La Frantz
Environmental Planner
[email protected]
(209) 986-0926

To summarize, please do not change the zoning of the SFPUC Property Interests or the immediately adjacent property in a general plan amendment or otherwise. While we appreciate Riverbank’s desire to meet its Housing Element goals, the SFPUC Property Interests should not be part of that plan.

Sincerely,
Steven R. Ritchie
Assistant General Manager, Water
Attachments:

Map of the SFPUC Property Interests
San Francisco-HHWP General Guidelines Used in Review of Third-Party Use of Electric Transmission-Line Rights-of-Way
Water Transmission Line Right-of-Way Safety Guide
Power Transmission Vegetation Management Guide
High Voltage Power Line and Facility Right-of-Way Safety Guide SFPUC Land Use Framework
cc: Adam Mazurkiewicz, Division Manager, HHWP
Rosanna Russell, Real Estate Director
Joy Mellera, Right of Way Manager, HHWP
Mia Ottieri, HHWP
Josh Keene, Assistant Real Estate Director
Jonathan Mendoza, Real Estate Analyst
Mae La Frantz, Natural Resources and Lands Management Division

Item 11.1. - CC / LRA – 4/28/2026

RIVERBANK CITY COUNCIL / LRA BOARD
AGENDA ITEM NO. 11.1.

SECTION : NEW BUSINESS
Meeting Date: 4/28/2026
Subject: Resolution to accept the 2025 Housing Element and General Plan Annual Progress Report
From: Marisela H. Garcia, City Manager
Submitted by: Teresa Mcdonald, Senior Planner

RECOMMENDATION
Staff recommends the City Council approve Resolution No. 2026-xxx to receive and accept the 2025 Housing Element and General Plan Annual Progress Report and authorize staff to submit the report to the State of California Department of Housing and Community Development (HCD), and the State of California Governor's Office of Land Use and Climate Innovation (LCI).

SUMMARY
2025 Housing Element Annual Progress Report
The Fifth Cycle Housing Element was certified by HCD on December 30, 2015, and then adopted by the City Council on February 23, 2016, for the planning period ending in 2023. The City of Riverbank is currently implementing and updating planning efforts consistent with the Sixth Cycle Housing Element period, which spans from 2023 to 2031.

The forms provided online by HCD have recently been updated pursuant to Assembly Bill 879 (AB 879) and Senate Bill 35 (SB 35) and require the following information:
• Status of the plan and progress in it is implementation; • Progress in meeting its share of the regional housing needs; • The number of housing development applications received in the prior year; • The number of units included in all development applications in the prior year; • The number of units approved and disapproved in the prior year; • The degree to which its approved general plan complies with the guidelines developed; • A list of sites rezoned to accommodate that portion of the City’s share of the regional housing need for each income level; and
• The number of net new units of housing, including both rental and for-sale housing, that have been issued an entitlement, a building permit, or a certificate of occupancy.

In 2025 the City issued permits for 88 housing units. New units are determined to count towards RHNA numbers only when the building permit is issued.

Item 11.1. - CC / LRA – 4/28/2026
The City continued to make progress towards meeting the State mandated RHNA goals during the 2025 calendar year. State mandates require the City to track the following new housing unit related data, shown in the table below:

Applications and Permits Dwelling Units
Units Issued Building Permits 88
Units Receiving Final Occupancy 58
Units Issued Planning Entitlements 58
A total of 88 units were issued building permits by the Building Division, which included applications from previous years. A total of 58 units were issued certificates of occupancy. An additional 58 units were issued planning entitlements.

The RHNA table for 2025 has been updated to reflect progress made towards the City’s RHNA goal. In summary, the City of Riverbank reports no progress for the Very Low-Income, Low-Income, or Moderate-Income goal and six (6) percent of the Above Moderate-Income goal. 2025 General Plan Annual Progress Report
State law requires that general plans include the following mandatory elements: Land Use, Circulation, Housing, Safety, Noise, Conservation, Open Space, and Environmental Justice. Elements for other topics of local concern may also be included. The Riverbank 2005-2025 General Plan includes four optional elements: Community Character and Design, Economic Development, Public Services and Facilities and Air Quality. Except for the Housing Element, all elements of the Riverbank 2005-2025 General Plan were adopted as a single document on April 22, 2009. The Environmental Justice element was added to state law after the date the 2005-2025 General Plan was adopted and therefore is not included in the 2005-2025 General Plan. The General Plan includes implementation measures/strategies for each element. As 2025 marks the horizon year of the City’s 2005-2025 General Plan, this annual report serves as a summary of implementation activity completed during the final year of that planning period and acknowledges the need for a future comprehensive General Plan update.

For 2025, some notable projects completed or in progress include approval of two rezones and subdivision maps for a total of 58 single-family residential lots, approval of two architecture and site plan reviews for a total of 51 units, the Riverbank Cheese and Wine Festival, and completion of four solar projects for city facilities. A full accounting of the General Plan progress is found in the 2025 General Plan and Housing Element Annual Progress Report.

PLANNING COMMISSION
The 2025 General Plan and Housing Element Annual Progress Report was presented to the Planning Commission on March 31, 2026, and the Commission recommended forwarding the report to City Council for approval by a vote of 5-0.

STRATEGIC PLAN
This item does not directly implement a specific Strategic Plan goal for the 2025 to 2030 period.

However, acceptance and submittal of the Annual Progress Report supports the City’s broader commitment to good governance, regulatory compliance and accountability. Submission of the report is mandated by State Law.

BACKGROUND

Item 11.1. - CC / LRA – 4/28/2026
The State of California Department of Housing and Community Development (HCD) requests data on Housing Element implementation from jurisdictions on an annual basis. The State requests information related to the number of net new housing units and goal and policy achievement. HCD also tracks net new housing development to determine the number of units added within a calendar year. For example, the demolition of a single-family home to construct a triplex would be recorded by HCD as two new dwelling units.

This data is used to assess jurisdiction-specific progress in meeting Regional Housing Needs Allocation (RHNA) numbers. The Community Development Department prepared the 2025 Housing Element Annual Progress Report (APR) to submit to HCD.

The State of California Governor's Office of Land Use and Climate Innovation (LCI) require a General Plan Annual Progress Report (APR) to monitor implementation of General Plan policies, goals, and actions. The APR is flexible in format and recommends a discussion of major projects that help implement the General Plan as well as planning activities initiated in 2025.

FINANCIAL IMPACT
There is no direct financial impact associated with this item other than the staff time required to compile, prepare, review and transmit the Annual Progress Report. The proposed resolution is administrative in nature and is limited to acceptance of the report and authorization for staff to submit it to the applicable State agencies. Approval of this item does not authorize construction, appropriate funds or establish any capital improvement obligation. Any future projects, programs or expenditures referenced in the report would be subject to separate City Council review and approval, as applicable.

ATTACHMENTS

1. Attachment 1 - CC Resolution

2. Attachment 2 - GP and HE APR

CC/LRA – 04/28/2026
CC Resolution 2026-

CITY OF RIVERBANK
RESOLUTION 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RIVERBANK, CALIFORNIA, ACCEPTINGTHE 2025 HOUSING ELEMENT AND GENERAL PLAN

ANNUAL PROGRESS REPORT AND AUTHORIZING STAFF TO TRANSMIT THE REPORT TO THE GOVERNOR’S OFFICE OF LAND USE AND CLIMATE

INNOVATION AND THE CALIFORNIA DEPARTMENT OF HOUSING AND

COMMUNITY DEVELOPMENT

THE CITY OF RIVERBANK CITY COUNCIL (HEREAFTER REFERRED TO AS THE “CITY COUNCIL”) DOES HEREBY RESOLVE THAT:

WHEREAS, California Government code section 65400, requires the planning agency to provide an annual report to the City Council, the Governor’s Office of Land Use and Climate Innovation (LCI), and the State Department of Housing and Community Development (HCD) regarding progress toward implementing the General Plan and Housing Element; and
WHEREAS, planning staff has prepared an annual progress report for the calendar year 2025, utilizing the prescribed forms and instructions provided by HCD and LCI; and WHEREAS, on March 31, 2026, the Planning Commission adopted Resolution No. 2026-001 recommend that the City Council receive and accept the annual progress report on the General Plan and Housing Element, attached and incorporated by reference herein, and authorize staff to forward the report to the Governor’s Office of Land Use and Climate Innovation and the State Department of Housing and Community Development pursuant to Government Code Section 65400.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Riverbank does hereby receive and accept the annual progress report on the General Plan and Housing Element, attached and incorporated by reference herein, and authorize staff to forward the report to the Governor’s Office of Land Use and Climate Innovation and the State Department of Housing and Community Development pursuant to Government Code Section 65400.

PASSED AND ADOPTED by the City Council of the City of Riverbank at a regular meeting held on the 28th day of April, 2026; motioned by Councilmember __________, seconded by Councilmember __________, and upon roll call was carried by the following City Council vote of ______:

AYES:

CC/LRA – 04/28/2026
CC Resolution 2026-

NAYS:

ABSENT:

ABSTAINED:

ATTEST: APPROVED:
________________________________ __________________________ Gabriela Hernandez Rachel Hernandez
City Clerk Mayor

City of Riverbank
2025 General Plan and Housing Element Annual Progress Report March 2026

Table of Contents
CHAPTER 1 – INTRODUCTION AND SUMMARY ..............................................................1 A. PURPOSE OF THE ANNUAL PROGRESS REPORT...................................................1 B. PURPOSE OF THE GENERAL PLAN.............................................................................1 C. STATUS OF THE ADOPTED ELEMENTS OF THE RIVERBANK GENERAL PLAN ....................................................................................................................................1 CHAPTER 2 – IMPLEMENTATION OF THE GENERAL PLAN........................................2 A. REVIEW OF IMPLEMENTATION MEASURES ........................................................2 B. GOALS, POLICIES, OBJECTIVES, STANDARDS OR OTHER PLAN

PROPOSALS THAT NEED TO BE ADDED OR WERE DELETED, AMENDED OR OTHERWISE ADJUSTED ........................................................................................3 CHAPTER 3 – ANNUAL PROGRESS REPORT ON IMPLEMENTATION OF THE HOUSING ELEMENT .................................................................................................................4 EXHIBT A: GENERAL PLAN ANNUAL IMPLEMENTATION REPORT.........................5 EXHIBT B: HOUSING ELEMENT ANNUAL PROGRESS REPORT................................18

1 CHAPTER 1 – INTRODUCTION AND SUMMARY
A. PURPOSE OF THE ANNUAL PROGRESS REPORT
Section 65400 of the California Government Code requires the City to file an annual report addressing the status of the General Plan and progress made toward implementing its goals and policies. The progress report must be submitted to the State of California Governor's Office of Land Use and Climate Innovation (LCI) and California Department of Housing and Community Development (HCD). The annual progress report provides a means to monitor the success of implementing the General Plan and determine if changes are needed in the plan or its implementation programs.

B. PURPOSE OF THE GENERAL PLAN
The General Plan is mandated by California Government Code Section 65300, which requires each city and county to adopt a general plan for the physical development of the jurisdiction. The Riverbank General Plan establishes a vision for the City’s long-term growth and enhancement and provides strategies and implementing actions to achieve this vision. The Plan also conveys to City departments, other agencies, and private developers the community goals and policies, and establishes a basis for determining if development proposals and public projects are consistent.

The Plan provides for establishing and prioritizing detailed plans and implementation programs.

C. STATUS OF THE ADOPTED ELEMENTS OF THE RIVERBANK GENERAL PLAN State law requires that general plans include eight elements which must cover the following topics:

Land Use, Circulation, Housing, Safety, Noise, Conservation, Open Space, and Environmental Justice. Elements for other topics of local concern may also be included. The Riverbank 2005- 2025 General Plan includes four optional elements: Community Character and Design, Economic Development, Public Services and Facilities and Air Quality. Except for the Housing Element, all elements of the Riverbank 2005-2025 General Plan were adopted as a single document on April 22, 2009. The Environmental Justice element was added to state law after the date the 2005-2025 General Plan was adopted and therefore is not included in the 2005-2025 General Plan. State requirements for housing elements are more detailed and specific than for the other general plan elements. Housing elements are updated every eight years according to a schedule set by the State.

For these reasons the Riverbank Housing Element is contained in a separate document which was adopted by the City Council on February 23, 2016 and certified by the State HCD on December 30, 2015. The Housing Element covers the eight-year period from 2015 through 2023. Other elements may be updated less frequently and typically have a 20-year horizon. As 2025 marked the horizon year for the City’s 2005-2025 General Plan, this report also serves as a summary of implementation activity completed during the final year of that planning period.

2 CHAPTER 2 – IMPLEMENTATION OF THE GENERAL PLAN
This chapter discusses the implementation of all the adopted elements of the General Plan except for the Housing Element. The annual progress report on the Housing Element is contained in Chapter 3. Exhibit A shows the implementation status of each General Plan policy.

A. REVIEW OF IMPLEMENTATION MEASURES
Progress Report Highlights
The following are highlights of the progress made in calendar year 2025 organized by general plan element:

Land Use:
• Permitting and New Development.
o Crossroads West Commercial: Administrative reviews were completed for multiple structures in Crossroads West, including Pads 1, 2, 11 (Sutter Health Urgent Care), and 14, and Majors 4 (Hobby Lobby), 5, and 6. o Other Commercial: Staff processed multiple planning applications for commercial uses, including conditional use permits for L Gusto, 108 Sports Lounge, and the Riverbank Food Center, and an architecture and site plan review for Watermill Express.
o Single-Family Residential Subdivisions: Two rezones and subdivision maps for a total of 58 single-family residential lots were approved by the City Council in 2025. Both project sites are located in the northeastern portion of the city. o Multi-family Residential: Two architecture and site plan reviews were approved by the Planning Commission, one for a triplex located on Sierra Street, and one for a 48-unit apartment complex located on Morrill Road. o Single-family residential construction is expected to remain active in 2026, with ongoing projects by KB Home (Crossroads West Unit II), DR Horton (Heritage II), McRoy-Wilbur Communities/KB Home (Landmark-Harrigfeld), DR Horton (Grasslands II/ Countryside III), LGI Homes (River’s Edge), Lev Designs/Gary Lev (Sierra Village Tiny Homes), Cary Pope (Meadowview Subdivision) and Elmwood Estates.
• Amendments. One General Plan Amendment was approved in 2025 to amend the General Plan land use designation of a 5.9-acre parcel to Medium Density Residential (MDR). No broader text amendments to the Land Use Element were completed in 2025.

Circulation:
• Amendments. There were no amendments to the Circulation Element in 2025.

Community Character and Design:
• Amendments. There were no amendments to the Character and Design Element in 2025.

3 Economic Development:
• Amendments. There were no amendments to the Economic Development Element in 2025.

Conservation and Open Space:
• Amendments. There were no amendments to the Conservation and Open Space Element in 2025.

Safety:
• Amendments. There were no amendments to the Safety Element in 2025.

Noise:
• Amendments. There were no amendments to the Noise Element in 2025.

Public Services and Facilities:
• Amendments. There were no amendments to the Public Services and Facilities Element in 2025.

Air Quality:
• Amendments. There were no amendments to the Air Quality Element in 2025.

Housing:
• Amendments. There were no amendments to the Housing Element in 2025.

B. GOALS, POLICIES, OBJECTIVES, STANDARD OR OTHER PLAN PROPOSALS

THAT NEED TO BE ADDED OR WERE DELETED, AMENDED OR OTHERWISE ADJUSTED.

No goals, policies, objectives, standards, or plan proposals were added, deleted, amended, or otherwise adjusted in 2025. However, one General Plan land use designation amendment was approved in 2025, as described in Exhibit A. It is anticipated the Environmental Justice Element will be added as part of the next general plan update.

4 CHAPTER 3 – ANNUAL PROGRESS REPORT ON IMPLEMENTATION OF THE

HOUSING ELEMENT
The report addresses the progress in meeting the Regional Housing Need Allocation (RHNA) housing goals and the attainment of housing goals and objectives specified in the 2015-2023 Housing Element, adopted February 23, 2016. The State of California Department of Housing and Community Development requires an annual report attached as Exhibit B.

Following are highlights of the Calendar Year 2025 Housing Element Annual Progress Report:

Housing Element Implementation Highlights
The following are highlights of the Calendar Year 2025 Housing Element Annual Progress Report:
• The RHNA table for the current Housing Cycle has been updated to reflect progress made towards the City’s RHNA goal and is presented in Table B below and attached to as Exhibit B. In summary, the City of Riverbank reports progress on the following goals:
o No progress on the Very Low-Income goal;
o No progress on the Low-Income goal;
o No progress on the Moderate-Income goal; and
o Six (6) percent of the Above Moderate-Income goal.
• Building Permits Issued in 2025. In 2025, 88 building permits were issued for singlefamily development. • The City, in collaboration with Stanislaus County and the cities of Ceres, Modesto, Oakdale, Turlock, and Waterford, have developed seven (7) different ADU plans that are free to property owners and pre-approved against development standards. The plans are currently in the process of being updated to conform to the new building code cycle.

5 Exhibit A: General Plan Annual Implementation Report – 2025 Action Number Implementation Action
Timeframe
Dept/
On-going Agency Status of Implementation
0 – 5
years
Land Use Element
Land – 1 The City will conduct a comprehensive review
of the land use element, including analysis and
actions to ensure there is adequate land in
appropriate locations for employmentgenerating land uses.

X CDD The City continues to monitor and review the Land Use Element for adequate land in appropriate locations. One General Plan Amendment was approved by the City Council in 2025 to update the Land Use Diagram to amend the
General Plan designation of a 5.9-acre parcel to Medium Density Residential (MDR).

Land – 2 The CDD will maintain an inventory of vacant
and underutilized land to (a) evaluate
proposed annexations and (b) ensure an
adequate supply of vacant land to meet the
community’s needs.

X CDD The inventory of vacant and underutilized land was updated as part of the housing element update which is currently in the process of being completed.

Land – 3 The City and Redevelopment Agency will
pursue grant monies, as well as other funding
sources for road and public infrastructure
improvements to revitalize areas in need.

X PW F,
CDD,
The Community Development Department, Finance
Department and the Public Works Department continue to
pursue funding for road and public infrastructure
improvements. No action for Redevelopment Agency due to the demise of Redevelopment. No action was taken by the former Redevelopment Agency due to its dissolution.

Land – 4 The City will develop a comprehensive infill
development streamlining and incentive
program to encourage the redevelopment and
revitalization of the Infill Opportunity Area.

X CDD The City provides free preapplication reviews so developers can submit a formal application that moves more quickly through the approval process and with fewer resubmittals.

In 2025, Staff met with multiple developers who were
interested in developing land within the City of Riverbank in infill development areas. Staff expressed support for new development in infill areas.

Land – 5 The City will update the Zoning Code and
other Municipal Code sections regulating land
development to ensure consistency with the
General Plan.

X CDD No zoning text amendments were processed in 2025. Staff are in the process of updating the Zoning Code in order to implement the updated Housing Element.

6 Land – 6 The City will coordinate with StanCOG and
member jurisdictions and Caltrans to remove
the State Highway 108 designation as it
occurs through Riverbank and plan and
condition land uses along a future alignment
to enable Caltrans to redesignate Highway 108
near the Riverbank Planning Area.

X CDD The City of Riverbank continues to be involved in the North County Corridor process.

Land – 7 The City will draft an implementing ordinance
for the Clustered Rural Residential land use
designation consistent with the policies
presented in the General Plan.

X CDD No action in 2025.

Land – 8 Update the General Plan using data to be
made available by the DWR and the Central
Valley Flood Protection Board.

X CDD The update to the General Plan Safety Element occurred in 2015 in relation to SB5 (2007) and 200-year floodplain
protection.

No action in 2025.

On-going
0 – 5
years
Circulation Element
CIRC – 1 Develop and implement a Bicycle Master
Plan.

X DS The City Council adopted the City of Riverbank’s Bicycle and Pedestrian Master Plan on October 26, 2022.

CIRC – 2 As a part of implementation of the City’s
bicycle master plan, the City will work with
local irrigation districts, the County, local
railroad concerns, other property owners, and
other agencies and interested parties to acquire
and/or use existing easements and rights-ofway for development of off-street pedestrian and bicycle pathways.

X DS The Development Services Department has been in
discussion with BNSF and Sierra Northern Railway to utilize some Right-of-Way for off-street pedestrian and bicycle pathways along Patterson Road. Through these discussions, the City is working on developing a safe, efficient multimodal system for Patterson Road.

The City Council adopted the City of Riverbank’s Bicycle and Pedestrian Master Plan on October 26, 2022

7 CIRC – 3 Develop a Travel Demand Management
ordinance that requires large employers to
provide incentives for employees to commute
via transit, bicycle, on foot or by carpool
rather than the SOV commute
X DS No Action in 2025.

CIRC – 4 Revise street improvement standards to be
consistent with this Circulation Element,
including consideration on equal footing of all
locally available forms of travel.

X DS,
PW,
ENG
The City revised street improvement standards to be
consistent with Complete Streets, LID Development
Standards and MS4 requirements. The new street standards were adopted by City Council in 2016.

The City continues to enforce their street standards adopted in 2016.

CIRC – 5 Coordinate with relevant transit providers and include, as appropriate, transit improvements
in the Capital Improvements Plan (CIP).

X DS, PW,
F
The Development Services Department, Finance Department and the Public Works Department work with transit providers and update the City’s Capital Improvement Plans (CIP)
annually.

CIRC – 6 The City will actively pursue State and
Federal funding for developing, improving,
and enhancing bicycle and pedestrian routes in
the existing developed City.

X DS, F Funding continues to be pursued for the development of bicycle and pedestrian amenities. The City is using CDBG funding to make improvements ADA accessibility and trail improvements to Castleberg Park and ADA improvements to Pioneer Park.

The City Council adopted the City of Riverbank’s Bicycle and Pedestrian Master Plan on October 26, 2022
CIRC – 7 Develop and implement a Parking Master Plan
to coordinate and manage parking in the City.

X CDD,
PW
A parking survey was conducted in 2022. No updates in
2025.

CIRC – 8 Work with surrounding jurisdictions, the
County, and StanCOG to develop regional
solutions to regional vehicular transportation
issues.

X DS, PW,
ENG
The City Council, Planning Commission, and Community
Development Department will continue to work with the
County and StanCOG to develop regional solutions to
vehicular transportation issues.

Community Character and Design Element
DESIGN – 1 Establish distinctive crosswalks at major street intersections and other locations expected to
generate significant pedestrian traffic in the
existing City, as funding allows.

X F, DS Utilizing CMAQ and Measure L funds, the City is currently re-designing the Patterson Road and Roselle Avenue
intersection to improve circulation and overall safety for nonmotorized travelers, including students on bicycles. The City Council adopted the City of Riverbank’s Bicycle and
Pedestrian Master Plan on October 26, 2022. Additionally, the City installed a Hawk System crosswalk along Callander

8 Avenue between Topeka & Santa Fe as well as raised
crosswalks at Crossroads Elementary School.

DESIGN – 2 Where appropriate opportunities and sufficient right-of-way exists, the City will modify wide
streets into boulevards with landscaped
medians or landscaped strips between the
roadway and sidewalks to visually and
functionally enhance streets for pedestrians.

X DS,
ENG,
PW
The City developed standard street widths to include
landscaped medians and landscaped strips between roadways for minor and major collectors and minor arterials in 2016. In 2026, new landscape median and landscape strips will be placed along Oakdale Road north of Westgate Drive to
Freddie Lane.

DESIGN – 3 The City will establish design standards and parking requirements for accessory dwelling
units.

X CDD In 2022 the City adopted an ordinance update for accessory dwelling units. The City is collaborating with other cities in Stanislaus County to have existing engineered ADU plan sets updated to comply with the current building code cycle.

DESIGN – 4 Pursue improvements downtown that reduce
effective Downtown street widths in
relationship to building height and bulk, while
allowing for automobile movements.

X CDD The Downtown Specific Plan was adopted in 2015.

No Action in 2025. The City continues implementation of actions toenforce the Downtown Specific Plan.

DESIGN – 5 Prepare comprehensive streetscape plans for
Patterson Road, Atchison Street/Highway 108,
1st Street, Claribel Road, Oakdale Road,
Roselle Avenue, and Claus Road.

X DS,
ENG
A Streetscape plan for Patterson Road, east of Roselle
Avenue is currently being developed to include Complete Streets Principles, including a Bicycle Path adjacent to the BNSF/Sierra Railroad. Other Streets and intersections will be improved as funds become available.

In 2025, the City completed the design of a Complete Street at the intersection of Callander Avenue and Santa Fe Street.

In 2026, the City will construct new landscape median and landscape strips along Oakdale Road north of Westgate Drive to Freddie Lane.

DESIGN – 6 The City will define the edges, focal points, and landmarks of the Downtown. The City
will establish gateways to Riverbank.

X CDD The Downtown Specific Plan identifies “gateways to Downtown” as 108/Patterson Road to the west and Atchison Street/Highway 108 to the east. Additionally, the revised DTSP expanded the east gateway, along Atchison Street.

DESIGN – 7 Adopt development standards that minimize
environmental impacts of development
through an appropriate balance of regulations
and incentives
X CDD The City continues to minimize environmental impacts of development through the implementation and oversight of the California Environmental Quality Act (CEQA) where
mitigation is assessed on projects that may have a significant impact on the environment. Further, the City has a
relationship with the appropriate State and Federal

9 environmental agencies allowing them to comment and assess appropriate mitigation on development projects.

The City also works with developers to ensure that mitigation is practical and feasible for their development plans.

DESIGN – 8 Projects shall provide artwork by a qualified artisan(s) within their developments as
approved by the Director of Community
Development.

X CDD The Community Development Director, Planning
Commission and City Council continue to consider artwork by qualified artisan(s) within development projects.

Economic Development Element
ED – 1 Continue to dedicate staff resources to
economic development activities, and identify
ways to improve upon existing initiatives

X F, CDD,
EDD
The Finance Department and Community Development
Department continues to dedicate staff resources to economic development activities.

In 2025, staff attended valuable economic development
training workshops and seminars.

ED – 2 Continue to identify funding resources, and
apply for those resources for which the City of
Riverbank qualifies
X EDD, F The City will continue to identify funding resources and apply for those resources for which the City of Riverbank qualifies.

ED – 3 Continue to leverage redevelopment funds to
develop programs and initiatives that improve
the physical environment and business climate
within the project area
X EDD,
CDD
There has not been any work done to leverage redevelopment funds due to the demise of redevelopment.

ED – 4 Work with Modesto Junior College,
Stanislaus Opportunity, other public agencies,
and private job training providers to develop
and refine job training programs that meet the
needs of private industry and prospective
businesses seeking to locate in Riverbank
X EDD City staff continues to meet with Opportunity Stanislaus, to identify existing businesses and potential businesses that could benefit from their programs and resources.

ED – 5 Identify opportunities to locate job training
sites in Riverbank. Most of the existing job
training and business assistance resources are
based in Modesto. If a major facility
development or expansion can be attracted to
Riverbank, opportunities should be explored
X EDD,
CDD
No action necessary. The Community Development
Department will explore options for job training in Riverbank as opportunities arise when new expansion or development occurs. The management of the Riverbank Industrial
Complex has now transferred from the City to Aemetis, a

10 to base any resultant job training activities
within Riverbank.
company expected to construct a state-of-the-art biofuel plant in Riverbank and hire locally.

ED – 6 Implement a business outreach program that
identified home-based businesses operating in
Riverbank
X EDD No action in 2025.

ED – 7 Implement a business outreach program that
prioritizes businesses and/or industry sectors
that constitute the most prominent sources for
jobs and fiscal revenue in Riverbank
X EDD No action in 2025.

ED – 8 Assign City staff and personnel from
appropriate agencies to a “rapid response”
team that will respond to changes in the job
training and workforce development needs for
large employers in Riverbank
X All
Depts.

No Action in 2025.

ED – 9 Develop specific marketing messages for
different industry sectors, based on
Riverbank’s strengths, market position, and
future growth opportunities
X EDD In 2025, the City continues to update the Oppsites webpage which list vacant and underutilized parcels.

ED – 10 Refine business attraction targets to include
business-to-business suppliers. Business
suppliers would potentially include material
distributors, services providers, and
component manufacturing.

X EDD No action in 2025.

ED – 11 Systematically track available land, and
available building vacancies. Continually
update the information and identify the most
efficient and cost-effective methods for
distributing the information, including webbased systems.

X CDD The City has historically utilized the County’s Geographical Information Systems (GIS) to track available land (vacant land) as well as Oppsites.com, mentioned above.

ED – 12 The City should contract with a sales tax
accounting firm to provide customized and
quarterly updated audits of the City’s sales tax
receipts
X EDD The City contracts with Avenu to conduct sales taxreceipt audits.

11 ED – 13 Dedicate staff resources to tracking
employment and payroll trends, in order to
monitor progress toward community goals for
economic development
X EDD No Action in 2025.

ED – 14 Implement a residential survey that includes
information on where Riverbank residents
work and their occupations
X EDD No Action in 2025.

The City continues to participate in the Federal Census which supplies information regarding population, where residents work and their occupations.

ED – 15 Facilitate the formation of business district
committees, and assist those districts that wish
to further explore the benefits and
implementation steps for the creation of a
Business Improvement District
X EDD No action in 2025.

ED – 16 Proactively use the business outreach process
to identify priorities for business climate
improvement
X EDD No Action in 2025.

ED – 17 Include the redevelopment agency in any
efforts to improve the local business climate
within the redevelopment district
X EDD,
CDD
There has not been any work done to include the
redevelopment agency due to the demise of redevelopment.

ED – 18 Initiate a hotel/lodging feasibility study to
identify the types, numbers, and appropriate
locations of lodging facilities that Riverbank
could attract.

X EDD No Action in 2025 on a feasibility study but city staff contacted known hotel developers and provided them with information on building and zoning in Riverbank.

12 ED – 19 Prioritize business attraction initiatives in the categories identified in Goal ED-6.

X EDD In late 2015 the City adopted a Grease Interceptor Waiver Program and a Conditional Waiver to Install Grease
Interceptors Program to encourage restaurants to locate in the downtown.

No Action in 2025.

ED – 20 Identify options and preferred alternatives for rail spur locations and potential relocations,
particularly as they pertain to the reuse of the
Riverbank Army Munitions site.

X CC, LRA The Riverbank Industrial Complex Specific Plan (Former Army Ammunitions Plant) was adopted by City Council in
March of 2013. The Plan identified options in regards to the rail spurs in and out of the Riverbank RAAP.

ED – 21 Initiate a retail leakage study in order to
identify retail and other local-serving
attraction opportunities that remain, and
project the future growth in household retail
demand and supportable establishments.

X EDD No Action in 2025.

ED – 22 Initiate a feasibility study that identifies
market opportunities for entertainment and
recreational uses in Riverbank, particularly as
they apply to creating an arts district in
downtown Riverbank.

X EDD No Action in 2025. The City continues to implement the Downtown Specific Plan adopted in 2015
ED – 23 Continue to identify and procure the necessary
funding to fully implement the streetscape
improvement plans identified in the
Downtown Revitalization Plan.

X F, EDD,
CDD
No Action in 2025, the City continues to implement the
Downtown Specific Plan adopted in 2015.

ED – 24 Continue to facilitate special events in
downtown Riverbank.

X P&R, F,
EDD
During 2025, the Parks and Recreation Department held
many successful events, which engaged the community and encouraged them to get involved. The largest events typically are the annual Riverbank Cheese and Wine Festival and the Christmas Parade.

13 ED – 25 Initiate a fiscal impact analysis that identifies fiscal costs and benefits associated with
specific types of development.

X F, EDD,
CDD
No Action in 2025.

ED – 26 Identify options such as Zoning Code
changes, corridor planning for older
commercial areas, and specific plans for new
growth areas that would implement and
promote mixed use development.

X CDD In 2019, the City annexed 380 acres of the Crossroads West Specific Plan, an area adjacent to west City Limits. The Crossroads West Specific Plan features a mixed-use type development with many types of land uses including
commercial (58 acres), residential (2,100+ units), and
parkland. In 2022, the City approved a 298 unit tentative map, a 114 unit tentative map, and a 91 lot Final Map within this Specific Plan area. A total of 228 homes and a regional shopping center are under construction..

ED – 27 Prepare an urban design plan for downtown
Riverbank to compliment business attraction,
redevelopment strategies, and streetscape
improvements.

X CDD The Downtown Specific Plan was adopted in 2015 and includes urban design standards for the Downtown area.

ED – 28 Continue to network with regional agencies as
part of the City’s economic development
program, and include Latino/Hispanic
business organizations as part of this strategy.

X EDD The City continues to network with regional agencies as part of the City’s economic development program.

No action necessary.

Conservation and Open Space Element
CONS-1 1) Require development projects and
subdivisions be consistent with, and
implement land use planning and greenhouse
gas emission reduction measures developed
pursuant to the regional Sustainable
Community Strategy. 2) Develop a
Sustainable Agricultural Strategy to minimize
the agricultural production loss to urban
development
X CDD,
CC, PC
This Action is ongoing. Development Projects, as they are processed, are required to comply with the County’s
Sustainable Community Strategy.

14 CONS – 2 Adopt a “right-to-farm” ordinance that
informs residents of ongoing agricultural
practices at the edges of Riverbank and
protects farmers and other agriculture interests
from dumping, nuisance, complaints, and
other problems typically associated with new
residents on the City fringe.

X CDD No Action in 2025.

The City of Riverbank Sustainable Agricultural Strategy was adopted by City Council in 2016.

CONS – 3 Seek funding to assist private owners in the
preservation of buildings and site of historic
importance
X CDD,
EDD
No Action in 2025.

CONS - 4 Seek funding for implementing energy
efficient improvement and utilities
infrastructure renewal projects
X CDD,
PW,
EDD
The City began the installation of 4 solar projects for city facilities such as public works, the police station, a park well site, and the community center in 2022. As of 2025, these projects are now completed and an additional site at the City WWTP is currently under construction.

Safety Element
SAFE – 1 Work with the Department of the Army to
ensure successful clean-up and reuse of the
decommissioned Riverbank Ammunition
Plant
X The Riverbank RAAP was selected for closure as part of the Base Realignment and Closure (BRAC) plan of 2008.

The City continues to work with the Department of the Army and the Federal Environmental Protection Agency to ensure the successful clean-up and reuse of the plant. In November of 2013, the Riverbank Industrial Complex Specific Plan was adopted by City Council. In 2017 PCB clean-up was
completed at the site. In 2022, Land transfer discussions between the Department of the Army and the City of
Riverbank continued. the City has finalized a contract with a Master Developer, Aemetis, to develop the existing and
remaining parcels of the site.

SAFE – 2 Implement and periodically update disaster
plans, including the City’s Emergency
Operations Plan
X CDD,
EDD
In 2016 the City updated and adopted its Emergency
Operations Plan. No update occurred in 2025.

15 SAFE – 3 Will coordinate with public safety service
providers serving the City to ensure proper
training and disaster preparedness and
periodic testing of equipment and facilities
X City department leaders continue to have periodic meetings with OES, and the Community Development Department
participated in a 2025 dam failure exercise conducted jointly with TID and OES.

SAFE – 4 Support the purchase and maintenance of
proper emergency communication systems
and equipment and other necessary tools
dealing with emergencies.

X No Action in 2025.

Noise Element
NOISE – 1 Update implementing ordinances related to
noise consistent with the policies of this
element and City redevelopment and
revitalization planning

X CC, PC,
CDD
This action has not been implemented due to the demise of Redevelopment. The Community Development Department,
City Council and Planning Commission will continue to
implement the Noise element on a project-by-project basis, ensuring that specific projects do not affect adjacent land uses that may be sensitive, such as schools and residential.

NOISE – 2 Ensure that personnel charged with enforcing
such ordinances are properly trained and
equipped for on-site measurement techniques
and other necessary tasks
X CDD Depending on the Project, a Noise Analysis may be commissioned to ensure that the project is consistent with the Noise Element of the General Plan and any applicable
ordinances. This may be done in-house or by an outside
consultant.

NOISE – 3 Coordinate with StanCOG and Caltrans to
ensure transportation planning and
improvement programs are consistent with
this element

X CC, PC,
CDD
The City Council, Planning Commission, Public Works
Department, Community Development Department and
Development Services Department will continue to work with StanCOG and Caltrans to ensure transportation planning and programs are consistent with the Noise Element.

Public Services and Facilities Element
PUBLIC – 1 Coordinate with area reclamation districts,
Stanislaus County, the City of Modesto, and
other agencies and jurisdictions for planning
and coordinating drainage programs and
policies on an area wide and regional basis.

X DS The City continues to participate in the Storm Drainage partnership with multiple local agencies to address state requirements for storm water.

16 PUBLIC – 2 Develop a park master plan that describes the standards, design, land requirements,
locations, planning, and funding to support the
City’s existing and future park system
Complet
e 2022
P&R In 2022, the Parks Master Plan was adopted.

PUBLIC – 3 Update the water, wastewater, and stormwater drainage master plans at least every five years
to ensure the appropriate level of service is
maintained as the City grows, and to ensure
that appropriate projects include a capital
improvements planning and can be funded
Complet
e, 2015
CDD The City’s 2020 Urban Water Management Plan was adopted by City Council on October 26, 2021.

PUBLIC – 4 Coordinate with the United States Postal
Service and other public agencies serving
Riverbank, regarding needs for expansion,
satellite locations, and other issues related to
land use planning
X CDD The City has ongoing contact with the Post Office in regards to the locations of gang mail boxes, delivery routes and other pertinent items related to the USPS in new
development/subdivisions.

Air Quality Element
AIR – 1 Develop a program to reduce daily emissions
of nitrogen oxides
X CDD No Action in 2025. The City continues to consult with the San Joaquin Valley Air Pollution Control District (SJVAPCD) whom enforces federal air quality standards.

AIR – 2 Develop a local greenhouse gas reduction
program
X CDD No Action in 2025. The City continues to consult with the SJVAPCD which enforces federal greenhouse gas reduction programs.

AIR – 3 Pursue and use State and Federal funds
earmarked for bicycle and transit
improvements, transit-oriented planning and
development, and other planning and
improvement grant programs intended to
encourage alternatives to automobile
transportation
X DS,
EDD, F
The City continues to pursue and use State and Federal funds earmarked for the programs listed in AIR-3.

AIR – 4 Coordinate with local irrigation districts, the County, Caltrans, and other interested parties
to develop bikeways and pedestrian paths
along canals, abandoned railroad lines, and
other easements and rights-of-ways
X DS, P&R The Development Services Department has been in discussion with BNSF and Sierra Northern Railway to utilize some Rightof-Way for off-street pedestrian and bicycle pathways along Patterson Road. Through these discussions, the City is

17 working on developing a safe, efficient multi-modal system for Patterson Road.

AIR – 5 Develop planning strategies and supportive
ordinances addressing Downtown Riverbank
and West Riverbank
X CDD The City annexed the Crossroads West Plan Area in June 2019 and has since processed new Tentative Map and design review applications. As of the end of 2025, 220 homes in the
Crossroads West Plan Area are now occupied.

AIR – 6 In planning and budgeting for transportation
infrastructure, before considering constructing
more roadway capacity, the City of Riverbank
will consider measures to increase the
capacity of the existing road network

X CC, PC,

DS, PW,
ENG
The Development Services Department, Public Works
Department and Engineering will continue to consider
measures to increase the capacity of the existing road network prior to considering constructing more roadway capacity. City Staff is recently revised the City’s Standard Street Widths, which will incorporate DOT’s directive of Complete Streets and LID Standards (MS4 Requirements).

AIR – 7 Coordinate with transit providers on the
portion of long-range transit plans serving
Riverbank and accommodate necessary
facilities such as bus pull-outs, bus shelters,
information kiosks, street furniture, lighting,
etc.

X DS The Development Services Department continues to consider transit plans serving Riverbank for new development.

AIR – 8 Require project proponents to prepare health
risk assessments in accordance with Air
District-recommended procedures as part of
environmental review when the proposed
industrial process has associated air emissions
that have been designated by the State as a
toxic air contaminant or, similarly, by the
federal government as a hazardous air
pollutant
X DS The Development Services Department will continue to work with SJVAPCD to ensure that new projects are mitigating air quality impacts. Air Emissions are calculated and reviewed by SJVAPCD.

Jurisdiction Riverbank ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Year 2025
(Jan. 1 - Dec.
31) Housing Element Implementation Planning
Period 6th Cycle 12/31/2023 - 12/31/2031
Date
Application
Submitted
Total
Approved
Units by
Project
Total
Disapproved
Units by
Project
Streamlining Historic Sites Application
Status Project Type Notes
2 3 4 6 7 8 9 10 12 13 14
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Date
Application
Submitted
(see
instructions)
Acutely LowIncome Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low-Income
Deed
Restricted
Extremely
Low-Income
Non Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
Low-Income
Non Deed
Restricted
ModerateIncome Deed
Restricted
ModerateIncome
Non Deed
Restricted
Above
ModerateIncome
Total

PROPOSED
Units by
Project
Total

APPROVED
Units by
project
Total

DISAPPROVE
D Units by
Project
Please select
state
streamlining
provision/s the
application was
submitted
pursuant to.

Is this project
located on a
site with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Did the
housing
development
application
seek
incentives or
concessions
pursuant to
Government
Code section
65915?
Were
incentives or
concessions
requested
pursuant to
Government
Code section
65915
approved?
Please
indicate the
status of the
application.

Is the project
considered a
ministerial
project or
discretionary
project?
Notes+
Summary Row: Start Data Entry Below 0 0 0 0 0 0 0 0 0 0 31 31 31 0 062-021-007 4537 California Meadowview Dept. File. No.
25-0010
SFD O
3/14/2025
0 0 0 0 0 0 0 0 0 0 31 31 31 0 NONE No No N/A Approved Discretionary 0 0
Table A
Cells in grey contain auto-calculation formulas
1 5
Project Identifier Unit Types Density Bonus Law
Applications
11 Housing Development Applications Submitted
Proposed Units - Affordability by Household Incomes
Exhibit B: Housing Element Annual Progress Report 2025 18

Jurisdiction Riverbank ANNUAL ELEMENT PROGRESS REPORT Reporting Year 2025
(Jan. 1 - Dec.
31) Housing Element Implementation Cells in grey contain auto-calculation formulas Planning
Period 6th Cycle 12/31/2023 12/31/2031
Table A2
Streamlining Historic Sites Infill
Housing without
Financial Assistance or
Deed Restrictions
2 3 5 6 8 9 11 12 13 14 15 16 17 18
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit
Category
(SFA,SFD,2
to
4,5+,ADU,MH
)
Tenure
R=Renter
O=Owner
Acutely LowIncome
Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low- Income
Deed
Restricted
Extremely
Low- Income
Non Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Entitlement
Date
Approved
# of Units
issued
Entitlements
Acutely
LowIncome
Deed
Restricted
Acutely
LowIncome
Non Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome
Non Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Building
Permits Date
Issued
# of Units Issued
Building Permits
Acutely
LowIncome
Deed
Restricted
Acutely
LowIncome
Non Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome
Non Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or
other forms of
readiness (see
instructions) Date
Issued
# of Units
issued
Certificates
of
Occupancy
or other
forms of
readiness
Please select
the state
streamlining
provision the
project was

APPROVED
pursuant to.
(may select
multiple)
Is this project
located on a site
with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Infill Units?
Y/N+
Assistance
Programs for Each
Development
(may select
multiple - see
instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined the
units were affordable
(see instructions)
Summary Row: Start Data Entry Below 0 0 0 0 0 0 0 0 0 0 58 58 0 0 0 0 0 0 0 0 0 0 88 88 0 0 0 0 0 0 0 0 0 3 55 58 0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
074-023-006 2122 STARWOOD D
101 LOT# 6 - PLAN 2
- 2020/2030 PLAN -
PARKWOODS @

CROSSROADS
WEST UNIT 1
BP24-0889 SFD O
0 1 1/28/2025 1 1 7/24/2025 1 NONE No N
062-038-013 4516 SANTA FE AV 101 NEW SFD LOT#
13 BP24-0952 SFD O 0 1 1/6/2025 1 1 8/4/2025 1 NONE No N 062-038-018 4519 AMBLE LN 101 NEW SFD
LOT#18 BP24-0953 SFD O 0 1 1/6/2025 1 1 7/14/2025 1 NONE No N 062-038-019 4515 AMBLE LN 101 NEW SFD LOT#
19 BP24-0954 SFD O 0 1 1/6/2025 1 1 7/16/2025 1 NONE No N 062-038-020 4511 AMBLE LN 101 NEW SFD LOT#
20 BP24-0955 SFD O 0 1 1/6/2025 1 1 7/14/2025 1 NONE No N 062-038-021 4507 AMBLE LN 101 NEW SFD LOT#
21 BP24-0956 SFD O 0 1 1/6/2025 1 1 8/4/2025 1 NONE No N 062-038-022 4503 AMBLE LN 101 NEW SFD LOT#
22 BP24-0957 SFD O 0 1 1/6/2025 1 1 7/28/2025 1 NONE No N 0 0 0
0 0 0
074-024-069 5436 REGATTA LN 101 LOT# 92 BP25-0018 SFD O 0 1 1/16/2025 1 1 7/21/2025 1 NONE No N 074-024-070 5440 REGATTA LN 101 LOT# 93 BP25-0019 SFD O 0 1 1/16/2025 1 1 7/24/2025 1 NONE No N 074-024-081 5441 REGATTA LN 101 LOT# 104 BP25-0020 SFD O 0 1 1/16/2025 1 1 6/16/2025 1 NONE No N 074-024-082 5437 REGATTA LN 101 LOT# 105 BP25-0021 SFD O 0 1 1/16/2025 1 1 7/21/2025 1 NONE No N 074-024-037 2062 PORTSIDE DR 101 LOT# 60 BP25-0052 SFD O 0 1 1/23/2025 1 1 7/23/2025 1 NONE No N 074-024-038 2058 PORTSIDE DR 101 LOT# 61 BP25-0053 SFD O 0 1 1/23/2025 1 1 7/28/2025 1 NONE No N 074-024-039 2054 PORTSIDE DR 101 LOT# 62 BP25-0054 SFD O 0 1 1/23/2025 1 1 7/29/2025 1 NONE No N 074-024-040 2050 PORTSIDE DR 101 LOT# 63 BP25-0055 SFD O 0 1 1/23/2025 1 1 7/28/2025 1 NONE No N 074-024-041 2046 PORTSIDE DR 101 LOT# 64 BP25-0155 SFD O 0 1 3/18/2025 1 1 8/25/2025 1 NONE No N 074-024-042 2042 PORTSIDE DR 101 LOT# 65 BP25-0156 SFD O 0 1 3/18/2025 1 1 8/18/2025 1 NONE No N 074-024-043 2038 PORTSIDE DR 101 LOT# 66 BP25-0157 SFD O 0 1 3/18/2025 1 1 8/20/2025 1 NONE No N 074-024-083 2043 PORTSIDE DR 101 LOT# 106 BP25-0158 SFD O 0 1 3/18/2025 1 1 9/17/2025 1 NONE No N 074-024-084 2039 PORTSIDE DR 101 LOT# 107 BP25-0159 SFD O 0 1 3/18/2025 1 1 9/10/2025 1 NONE No N 074-024-085 2035 PORTSIDE DR 101 LOT# 108 BP25-0160 SFD O 0 1 3/18/2025 1 1 9/11/2025 1 NONE No N 075-052-044 2608 BRIARCLIFF D 101 NEW SFD
INFILL BP25-0169 SFD O 0 1 11/17/2025 1 0 NONE No Y
062-038-001-000 4400 SANTA FE ST 101 NEW SFD LOT#
1 BP25-0179 SFD O 0 1 3/19/2025 1 1 10/2/2025 1 NONE No N 062-038-011 4508 SANTA FE ST 101 NEW SFD LOT#
11 BP25-0180 SFD O 0 1 3/19/2025 1 1 8/8/2025 1 NONE No N 062-038-010 4504 SANTA FE ST 101 NEW SFD LOT#
10 BP25-0181 SFD O 0 1 3/19/2025 1 1 8/8/2025 1 NONE No N 062-038-012 4512 SANTA FE ST 101 NEW SFD LOT#
12 BP25-0182 SFD O 0 1 3/19/2025 1 1 8/8/2025 1 NONE No N 062-038-002 4404 SANTA FE ST 101 NEW SFD LOT#
2 BP25-0183 SFD O 0 1 3/19/2025 1 1 9/2/2025 1 NONE No N 062-038-009 4500 SANTA FE ST 101 NEW SFD LOT#
9 BP25-0184 SFD O 0 1 3/19/2025 1 1 9/2/2025 1 NONE No N 074-024-044 2034 PORTSIDE DR 101 LOT# 67 BP25-0223 SFD O 0 1 4/29/2025 1 1 9/23/2025 1 NONE No N 074-024-045 2030 PORTSIDE DR 101 LOT# 68 BP25-0224 SFD O 0 1 4/29/2025 1 1 9/23/2025 1 NONE No N 074-024-046 2026 PORTSIDE DR 101 LOT# 69 BP25-0225 SFD O 0 1 4/29/2025 1 1 9/23/2025 1 NONE No N 074-024-086 2031 PORTSIDE DR 101 LOT# 109 BP25-0226 SFD O 0 1 4/29/2025 1 1 10/14/2025 1 NONE No N 074-024-087 2027 PORTSIDE DR 101 LOT# 110 BP25-0227 SFD O 0 1 4/29/2025 1 1 10/14/2025 1 NONE No N 074-024-088 2023 PORTSIDE DR 101 LOT# 111 BP25-0228 SFD O 0 1 4/29/2025 1 1 10/14/2025 1 NONE No N 062-038-025 6685 GALLOP LN 101 NEW SFD LOT#
25 BP25-0229 SFD O 0 1 4/21/2025 1 1 11/25/2025 1 NONE No N 062-038-026 6681 GALLOP LN 101 NEW SFD LOT#
26 BP25-0230 SFD O 0 1 4/21/2025 1 1 9/25/2025 1 NONE No N 062-038-003 4408 SANTA FE ST 101 NEW SFD LOT#
3 BP25-0231 SFD O 0 1 4/21/2025 1 1 9/25/2025 1 NONE No N 062-038-004 4412 SANTA FE ST 101 NEW SFD LOT#
4 BP25-0232 SFD O 0 1 4/21/2025 1 1 9/29/2025 1 NONE No N 062-038-005 6693 GALLOP LN 101 NEW SFD LOT#
5 BP25-0233 SFD O 0 1 4/21/2025 1 1 11/25/2025 1 NONE No N 062-038-006 6689 GALLOP LN 101 NEW SFD LOT#
6 BP25-0234 SFD O 0 1 4/21/2025 1 1 11/25/2025 1 NONE No N 074-024-047 2022 PORTSIDE DR 101 LOT# 70 BP25-0366 SFD O 0 1 6/23/2025 1 1 10/30/2025 1 NONE No N 074-024-048 2018 PORTSIDE DR 101 LOT# 71 BP25-0367 SFD O 0 1 6/23/2025 1 1 10/30/2025 1 NONE No N 074-024-049 2014 PORTSIDE DR 101 LOT# 72 BP25-0368 SFD O 0 1 6/23/2025 1 1 10/28/2025 1 NONE No N 074-024-089 2019 PORTSIDE DR 101 LOT# 112 BP25-0369 SFD O 0 1 6/23/2025 1 1 10/21/2025 1 NONE No N 074-024-090 2015 PORTSIDE DR 101 LOT# 113 BP25-0370 SFD O 0 1 6/23/2025 1 1 12/18/2025 1 NONE No N 074-024-091 2011 PORTSIDE DR 101 LOT# 114 BP25-0371 SFD O 0 1 6/23/2025 1 1 12/22/2025 1 NONE No N 074-024-092 2007 PORTSIDE DR 101 LOT# 115 BP25-0372 SFD O 0 1 6/23/2025 1 1 12/12/2025 1 NONE No N 074-024-050 2010 PORTSIDE DR 101 LOT# 73 BP25-0443 SFD O 0 1 7/23/2025 1 1 11/17/2025 1 NONE No N 074-024-051 2006 PORTSIDE DR 101 LOT# 74 BP25-0444 SFD O 0 1 7/23/2025 1 1 11/26/2025 1 NONE No N 074-024-052 2002 PORTSIDE DR 101 LOT# 75 BP25-0445 SFD O 0 1 7/23/2025 1 1 11/26/2025 1 NONE No N 074-024-053 5413 HARVEST CR 101 LOT# 76 BP25-0446 SFD O 0 1 7/23/2025 1 1 12/17/2025 1 NONE No N 074-024-054 5417 HARVEST CR 101 LOT# 77 BP25-0447 SFD O 0 1 7/23/2025 1 1 12/22/2025 1 NONE No N 0 0 0
0 0 0
074-024-055 5427 HARVEST CR 101 LOT# 78 BP25-0537 SFD O 0 1 9/8/2025 1 0 NONE No N 074-024-056 5431 HARVEST CR 101 LOT# 79 BP25-0538 SFD O 0 1 9/8/2025 1 0 NONE No N 074-024-057 5435 HARVEST CR 101 LOT# 80 BP25-0539 SFD O 0 1 9/8/2025 1 0 NONE No N 074-024-093 5426 HARVEST CR 101 LOT# 116 BP25-0540 SFD O 0 1 9/8/2025 1 0 NONE No N 074-024-094 5430 HARVEST CR 101 LOT# 117 BP25-0541 SFD O 0 1 9/8/2025 1 0 NONE No N 062-040-021 6413 CERVI RD 101 NEW SFD LOT#
21 BP25-0550 SFD O 0 1 10/20/2025 1 0 NONE No N
062-040-022 6419 CERVI RD 101 NEW SFD LOT#
22 BP25-0551 SFD O 0 1 10/20/2025 1 0 NONE No N
062-040-023 6425 CERVI RD 101 NEW SFD LOT#
23 BP25-0552 SFD O 0 1 10/20/2025 1 0 NONE No N
062-040-026 6442 CERVI RD 101 NEW SFD LOT#
26 BP25-0553 SFD O 0 1 10/7/2025 1 0 NONE No N
062-040-029 6424 CERVI RD 101 NEW SFD LOT#
29 BP25-0554 SFD O 0 1 10/20/2025 1 0 NONE No N
074-024-058 5439 HARVEST CR 101 LOT# 81 BP25-0599 SFD O 0 1 9/25/2025 1 0 NONE No N 074-024-059 5443 HARVEST CR 101 LOT# 82 BP25-0600 SFD O 0 1 9/25/2025 1 0 NONE No N 074-024-095 5434 HARVEST CR 101 LOT# 118 BP25-0601 SFD O 0 1 9/25/2025 1 0 NONE No N 074-024-096 5438 HARVEST CR 101 LOT# 119 BP25-0602 SFD O 0 1 9/25/2025 1 0 NONE No N 074-024-097 5442 HARVEST CR 101 LOT# 120 BP25-0603 SFD O 0 1 9/25/2025 1 0 NONE No N 074-024-060 5447 HARVEST CR 101 LOT# 83 BP25-0632 SFD O 0 1 10/22/2025 1 0 NONE No N 074-024-061 5451 HARVEST CR 101 LOT# 84 BP25-0633 SFD O 0 1 10/22/2025 1 0 NONE No N 074-024-098 5446 HARVEST CR 101 LOT# 121 BP25-0634 SFD O 0 1 10/22/2025 1 0 NONE No N 074-024-099 5450 HARVEST CR 101 LOT# 122 BP25-0635 SFD O 0 1 10/22/2025 1 0 NONE No N 062-037-042 6049 CENTRAL AVE 101 LOT# 1 BP25-0672 SFD O 0 1 11/13/2025 1 0 NONE No N 062-037-043 6045 CENTRAL AVE 101 LOT# 2 BP25-0673 SFD O 0 1 11/13/2025 1 0 NONE No N 062-037-044 6041 CENTRAL AVE 101 LOT# 3 BP25-0675 SFD O 0 1 11/13/2025 1 0 NONE No N 062-037-045 6037 CENTRAL AVE 101 LOT# 4 BP25-0676 SFD O 0 1 11/13/2025 1 0 NONE No N 062-037-046 6033 CENTRAL AVE 101 LOT# 5 BP25-0677 SFD O 0 1 11/13/2025 1 0 NONE No N 074-024-001 2003 SHORELINE D 101 LOT# 24 BP25-0685 SFD O 0 1 11/5/2025 1 0 NONE No N 074-024-002 2007 SHORELINE D 101 LOT# 25 BP25-0686 SFD O 0 1 11/5/2025 1 0 NONE No N 074-024-003 2011 SHORELINE D 101 LOT# 26 BP25-0687 SFD O 0 1 11/5/2025 1 0 NONE No N 074-024-004 2015 SHORELINE D 101 LOT# 27 BP25-0688 SFD O 0 1 11/5/2025 1 0 NONE No N 062-040-020 6407 CERVI RD 101 NEW SFD LOT#
20 BP25-0711 SFD O 0 1 12/4/2025 1 0 NONE No N
062-040-031 6412 CERVI RD 101 NEW SFD LOT#
31 BP25-0713 SFD O 0 1 12/4/2025 1 0 NONE No N
062-040-030 6418 CERVI RD 101 NEW SFD LOT#
30 BP25-0714 SFD O 0 1 12/4/2025 1 0 NONE No N
062-040-032 6406 CERVI RD 101 NEW SFD LOT#
32 BP25-0717 SFD O 0 1 12/4/2025 1 0 NONE No N
074-024-005 2019 SHORELINE D 101 LOT# 28 BP25-0730 SFD O 0 1 12/3/2025 1 0 NONE No N 074-024-006 2023 SHORELINE D 101 LOT# 29 BP25-0731 SFD O 0 1 12/3/2025 1 0 NONE No N 074-024-007 2027 SHORELINE D 101 LOT# 30 BP25-0732 SFD O 0 1 12/3/2025 1 0 NONE No N 074-024-008 2031 SHORELINE D 101 LOT# 31 BP25-0733 SFD O 0 1 12/3/2025 1 0 NONE No N 074-023-003 2110 STARWOOD D LOT# 3 - MODEL HOM BP21-0502 SFD O 0 0 1 3/24/2025 1 NONE No N 074-023-004 2114 STARWOOD D LOT# 4 - MODEL HOM BP21-0503 SFD O 0 0 1 5/1/2025 1 NONE No N 074-023-005 2118 STARWOOD D LOT# 5 - MODEL HOM BP21-0504 SFD O 0 0 1 3/24/2025 1 NONE No N 074-023-002 2106 Starwood LOT# 2 - MODEL HOM BP21-0508 SFD O 0 0 1 5/12/2025 1 NONE No N 075-095-088 3108 POCKET AVE NEW INFILL SFD New BP22-0411 SFD O 0 0 10/16/2025 0 NONE No N 075-095-020 5567 LANDON DR SFD LOT #20 - SYS. BP22-0438 SFD O 0 0 1/15/2025 0 NONE No N 075-095-022 5555 LANDON DR SFD LOT #22 - SYS. BP22-0439 SFD O 0 0 1/15/2025 0 NONE No N 075-095-055 5624 LANDON DR SFD LOT #55 - SYS. BP22-0440 SFD O 0 0 1/10/2025 0 NONE No N 075-095-056 5630 LANDON DR SFD LOT #56 - SYS. BP22-0441 SFD O 0 0 1/9/2025 0 NONE No N 075-095-057 5636 LANDON DR SFD LOT #57 - SYS. BP22-0442 SFD O 0 0 1/9/2025 0 NONE No N 074-023-001 2102 STARWOOD D LOT#1- PLAN 6 - PAR BP23-0046 SFD O 0 0 6/9/2025 0 NONE No N 132-048-031 3824 SIERRA ST JADU - GARAGE CONBP23-0516 ADU O 0 0 1 5/14/2025 1 NONE No N Assumed Rents 075-084-062 5531 GABLE CT JADU IN EXISTING HOBP24-0108 ADU O 0 0 1 3/18/2025 1 NONE No N Assumed Rents 062-038-032 6609 JACKPOT PL NEW SFD LOT# 32 N BP24-0288 SFD O 0 0 2/10/2025 0 NONE No N 062-038-033 6605 JACKPOT PL NEW SFD LOT# 33 N BP24-0289 SFD O 0 0 2/3/2025 0 NONE No N 062-038-034 6601 JACKPOT PL NEW SFD LOT# 34 N BP24-0290 SFD O 0 0 1/30/2025 0 NONE No N 074-024-067 5439 DRAWBRIDGE LOT# 90 New Residen BP24-0518 SFD O 0 0 1/16/2025 0 NONE No N 074-024-031 5434 DRAWBRIDGE LOT# 54 New Residen BP24-0520 SFD O 0 0 4/9/2025 0 NONE No N 074-024-029 5442 DRAWBRIDGE LOT# 52 New Residen BP24-0522 SFD O 0 0 1/7/2025 0 NONE No N 062-038-028 4409 AMBLE LN NEW SFD LOT# 28 N BP24-0592 SFD O 0 0 4/8/2025 0 NONE No N 062-038-029 4405 AMBLE LN NEW SFD LOT# 29 N BP24-0593 SFD O 0 0 3/7/2025 0 NONE No N 062-038-084 6465 SNEDIGAR RD NEW SFD LOT# 84 N BP24-0594 SFD O 0 0 4/8/2025 0 NONE No N 062-038-030 4401 AMBLE LN NEW SFD LOT# 30 N BP24-0597 SFD O 0 0 3/7/2025 0 NONE No N 062-038-027 4413 AMBLE LN NEW SFD LOT# New BP24-0598 SFD O 0 0 4/8/2025 0 NONE No N 062-038-083 6461 SNEDIGAR RD NEW SFD LOT# 83 N BP24-0600 SFD O 0 0 4/8/2025 0 NONE No N 062-038-031 6613 JACKPOT PL NEW SFD LOT# 31 N BP24-0602 SFD O 0 0 3/6/2025 0 NONE No N 062-038-017 6683 SNEDIGAR RD NEW SFD LOT# 17 N BP24-0604 SFD O 0 0 4/18/2025 0 NONE No N 062-038-085 6469 SNEDIGAR RD NEW SFD LOT# 85 N BP24-0628 SFD O 0 0 4/18/2025 0 NONE No N 074-024-066 5443 DRAWBRIDGE LOT# 89 New Residen BP24-0653 SFD O 0 0 1/16/2025 0 NONE No N 074-024-027 5450 DRAWBRIDGE LOT# 50 New Residen BP24-0685 SFD O 0 0 1/24/2025 0 NONE No N 074-024-065 5447 DRAWBRIDGE LOT# 88 New Residen BP24-0686 SFD O 0 0 1/24/2025 0 NONE No N 074-024-064 5451 DRAWBRIDGE LOT# 87 New Residen BP24-0687 SFD O 0 0 2/13/2025 0 NONE No N 074-024-028 5446 DRAWBRIDGE LOT# 51 New Residen BP24-0689 SFD O 0 0 2/13/2025 0 NONE No N 074-024-024 5462 DRAWBRIDGE LOT# 47 New Residen BP24-0694 SFD O 0 0 3/10/2025 0 NONE No N 074-024-026 5454 DRAWBRIDGE LOT# 49 New Residen BP24-0695 SFD O 0 0 2/21/2025 0 NONE No N 074-024-025 5458 DRAWBRIDGE LOT# 48 New Residen BP24-0696 SFD O 0 0 2/21/2025 0 NONE No N 074-024-063 5455 DRAWBRIDGE LOT# 86 New Residen BP24-0697 SFD O 0 0 2/26/2025 0 NONE No N 074-024-062 5459 DRAWBRIDGE LOT# 85 New Residen BP24-0698 SFD O 0 0 2/26/2025 0 NONE No N 074-024-020 2079 SHORELINE D LOT# 43 New Residen BP24-0759 SFD O 0 0 3/10/2025 0 NONE No N 074-024-021 2083 SHORELINE D LOT# 44 New Residen BP24-0760 SFD O 0 0 3/31/2025 0 NONE No N 074-024-022 2087 SHORELINE D LOT# 45 New Residen BP24-0761 SFD O 0 0 4/28/2025 0 NONE No N 074-024-023 5466 DRAWBRIDGE LOT# 46 New Residen BP24-0762 SFD O 0 0 3/19/2025 0 NONE No N 062-038-014 6695 SNEDIGAR RD NEW SFD LOT# 14 N BP24-0793 SFD O 0 0 7/8/2025 0 NONE No N 062-038-015 6691 SNEDIGAR RD NEW SFD LOT# 15 N BP24-0794 SFD O 0 0 7/8/2025 0 NONE No N 062-038-016 6687 SNEDIGAR RD NEW SFD LOT# 16 N BP24-0795 SFD O 0 0 7/9/2025 0 NONE No N 074-024-017 2067 SHORELINE D LOT# 40 New Residen BP24-0812 SFD O 0 0 4/9/2025 0 NONE No N 074-024-018 2071 SHORELINE D LOT# 41 New Residen BP24-0813 SFD O 0 0 4/4/2025 0 NONE No N 074-024-019 2075 SHORELINE D LOT# 42 New Residen BP24-0814 SFD O 0 0 4/14/2025 0 NONE No N 075-030-024 2725 LINDBROOK D ATTACHED ADU - 41 BP24-0821 ADU O 0 0 1 4/8/2025 1 NONE No N Assumed Rents 074-024-074 5456 REGATTA LN LOT# 97 New Residen BP24-0835 SFD O 0 0 5/20/2025 0 NONE No N 074-024-075 5460 REGATTA LN LOT# 98 New Residen BP24-0836 SFD O 0 0 5/20/2025 0 NONE No N 074-024-076 5461 REGATTA LN LOT# 99 New Residen BP24-0837 SFD O 0 0 7/2/2025 0 NONE No N 074-024-077 5457 REGATTA LN LOT# 100 New Reside BP24-0838 SFD O 0 0 7/7/2025 0 NONE No N 074-024-078 5453 REGATTA LN LOT# 101 New Reside BP24-0839 SFD O 0 0 5/20/2025 0 NONE No N 074-024-072 5448 REGATTA LN LOT# 95 New Residen BP24-0918 SFD O 0 0 6/12/2025 0 NONE No N 074-024-079 5449 REGATTA LN LOT# 102 New Reside BP24-0919 SFD O 0 0 6/13/2025 0 NONE No N 074-024-073 5452 REGATTA LN LOT# 96 New Residen BP24-0920 SFD O 0 0 6/11/2025 0 NONE No N 074-024-071 5444 REGATTA LN LOT# 94 New Residen BP24-0921 SFD O 0 0 6/11/2025 0 NONE No N 074-024-080 5445 REGATTA LN LOT# 103 New Reside BP24-0922 SFD O 0 0 6/13/2025 0 NONE No N 062-021-007 4537 California Aven Meadowview Rezone 01-2025 SFD O 1 9/9/2025 1 0 0 NONE No N 062-021-007 4537 California Aven Meadowview Rezone 01-2025 SFD O 1 9/9/2025 1 0 0 NONE No N 062-021-007 4537 California Aven Meadowview Rezone 01-2025 SFD O 1 9/9/2025 1 0 0 NONE No N 062-021-007 4537 California Aven Meadowview Rezone 01-2025 SFD O 1 9/9/2025 1 0 0 NONE No N 062-021-007 4537 California Aven Meadowview Rezone 01-2025 SFD O 1 9/9/2025 1 0 0 NONE No N 062-021-007 4537 California Aven Meadowview Rezone 01-2025 SFD O 1 9/9/2025 1 0 0 NONE No N 062-021-007 4537 California Aven Meadowview Rezone 01-2025 SFD O 1 9/9/2025 1 0 0 NONE No N 062-021-007 4537 California Aven Meadowview Rezone 01-2025 SFD O 1 9/9/2025 1 0 0 NONE No N 062-021-007 4537 California Aven Meadowview Rezone 01-2025 SFD O 1 9/9/2025 1 0 0 NONE No N 062-021-007 4537 California Aven Meadowview Rezone 01-2025 SFD O 1 9/9/2025 1 0 0 NONE No N 1 Unit Types Affordability by Household Incomes - Completed Entitlement Affordability by Household Incomes - Building Permits Affordability by Household Incomes - Certificates of Occupancy 4 7 10
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Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 19