Planning Commission - Regular Meeting

Order. It's the regular planning commission meeting for date today, Tuesday, April 15, 2025, 6 pm. Uh, can we get roll call, please? Chair Tidy Zamora here. Vice Chair Michael Sid Alterman here, Commissioner John Dyn. Commissioner Joan Stewart and Commissioner Natsa Abaso. And in the audience, we have our alternate Armando Rodriguez and our alternate Ben Rubin is absent, excused absence today. Okay. Our conflict of interest statement. Any planning commission member or staff who has a direct conflict of interest on any scheduled agenda item to be considered is to declare their conflict at this time. Seeing none, we'll move on to public comments. 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 planning commission board. Individual comments will be limited to a maximum of three minutes or as stated by the presiding officer and time cannot be yielded to another person. Under state law, matters presenting during the public comment period cannot be discussed or acted upon. For record purposes, state your name and city of residents. Please make your comments directly to the planning commission members. So, our public comments period is open. Hello. Okay. Thank you. Good evening, commissioners, staff, and fellow community members. My name is Mary Chris. I'm a proud resident of Riverbank. I'm here tonight to respectfully express my strong opposition to the proposed permanent housing project on Oakdale and Memorial Road. While there are several concerns about this proposal, I want to focus on one key point. Riverbank's vision for itself. As it clearly laid out in the general plan and the crossroads specific

plan, there aren't just technical documents. They reflect the values, priorities, and long-term goals of our community. The crossroads specific plan and and the 2005 and 2025 general plan were created to preserve the riverbank's unique character and guide thoughtfully, responsibly for this for their the development. These plans aren't just paperwork. They reflect our shared priorities and aspirations. A small town atmosphere that is quiet, friendly, and connected, walkable, safe, and welcoming neighborhoods, especially for families and children. balance growth that protects open space and enhances quality of life for current and future residents. We must ask ourselves, does this proposed project support our vision or does it compromise it? This project at Oakdale Morel does not align with the character or intent of these plans and more importantly it does not reflect community's input or expectations. These guidelines were put in place to ensure growth enhances, not disruptions. what makes Riverbank a place we're proud to call home. That's why I'm urging for the plan commission to enforce the standards set in the general plan and crossroad specific plan, especially working with developers or organizations like CBCR. Let's make sure we hold all projects to the standard our community agreed on. Instead of placing this project at Oakdale and Morel, I respectfully ask the commission to work with city council to consider alternate locations such as Seventh and Front Street that are more appropriate and better supports, you know, Riverbank's long-term vision. Let's choose growth rooted in facts, guided by community input, and reflect of thoughtful planning, shared values, and commitment to protecting what makes Riverbank special. Thank you for your time and for listening to the voices of our community. Any other public comments?

Good evening, commissioners. My name is Karen Colorado. I live on Hog Road. Um, I'm here tonight to address the proposed Riverwalk project coming before you. Um river I would like to ask that you carefully consider the impact this project would have on the immediate short-term and long-term future. Um the issues to consider are numerous productive a land destroyed water depletion aquafers affected the Stenis River wildlife habitat wildlife corridors would be affected. This land is a designated flood plane. There are concerns with um wastewater, sewage, sewage transfers, traffic, water, light, air and noise pollution will occur. The errors in this proposed project are numerous. There is a tremendous amount of documentation on the proposed project. Many citizens and agencies have written clear, factual, and detailed information. Please take the time to read and analyze the facts presented. There's a tremendous amount of material involved in this project. Thank you for your time. Good evening everyone. I'm Michael Christie and I live in a crossroads here in Riverbank um on the um across from the on the older side of Crossroads. Um thank you for all your time. Um I do oppose the prop the the proposed tiny home project on the corner of Oakdale and Morell for a couple simple reasons. One, I don't think it's appropriate to have anything to do with behavior and um you know recovery near a sports complex with kids and a future K through8 Silvin

District Elementary School in that same area. So, I am not opposed to these types of projects. I do try to work and support homeless things on my own. I work with Second Harvest Food Bank and um you know, load groceries and homeless people's cars every every other Friday. So, I'm not trying to sound like I'm against helping them, but I just think this is the wrong location for the for those two reasons. And also the third reason, I think it's some of the most expensive land in Riverbank that you would be purchasing for this. And I think there's other locations that um my friend Mary Chris mentioned like Seventh and Front Street that might be more economical. Um and then the last thing I'd like to ask a different question is is the 250 um unit apartment complex for Crossroads West that's in the plan if I if I have that right. Is there any interest in any development coming with that? um in the has anybody submitted, you know, plans or any intent to build those apartments? Um I've got a 19-year-old son that works two jobs, works really hard, that puts himself through trade school, and there's just not anywhere nice in Riverbank that's affordable for him, and I' I'd like um maybe if somebody can um get back to me by email in the future about that, I'm just curious. I did leave my email up front there. Thank you very much for your time, and I hope you all have a great Easter holiday. Any other public comments? Anybody on Zoom? Okay. Okay. At this time, we'll close public comment, move on to consent calendar. All items listed on the consent calendar are to be acted upon by a single action of the planning commission board unless requested by an individual planning commission member or member of the public for special consideration. Otherwise, a recommendation of staff will be accepted and acted upon by motion of the planning

commission board. Item 2.1 is posting of the agenda. The agenda for the April 15, 2025 planning commission meeting was posted on the city community center bulletin board, city hall north and south bulletin boards post office, city website, and email to the library on April 10th, 2025. approval of the April 15, 2025 agenda. This provides an opportunity for the planning commission or staff to recommend that an item be placed on the agenda for discussion or to adjust the proposed excuse me agenda to allow an item be taken out of order. Approval of the March 18th, 2025 planning commission meeting minutes having been read by the individual commissioners and stands approved as submitted. And those are the items on the consent calendar. Um, welcome a motion to approve. Can I get a second? I'll second. Have a first and a second. Roll call. Chair to Zamora. Yes. Vice Chair Alterman. Yes. Commissioner Stewart. Yes. Commissioner Boso. Yes. Commissioner Dinan. Thank you. It's approved. 50. Okay. Moving on to the public commission public hearings. This public notice uh for item 3.1 was published on April 2nd, 2025 in the Riverbank News and it con deals with uh conditional use permit number 01-2025, the Riverbank Food Center Incorporated um conditional use permit. Good evening, chair, and good evening, commissioners. Michael Loyo, contract planner with the city of Riverbank, associate plan with JB Anderson Lings Planning. Uh before you this evening for your consideration is a conditional use permit number 01 uh-2025 for the Riverbank Food Center. And we'll get that presentation up here shortly. Excuse

me. Perfect. Thank you, Nor. So again, uh, Riverbank Food Cent's application for a conditional use permit. So for some background, there's project related information. The subject property is located just down the street, 6524 Third Street, further identified by its assessor parcel number listed there. Uh, the subject property has a general plan land use designation of mixed use. Sits within the general commercial C2 zoning district, but it also sits within the downtown specific plan. So it also has a corresponding zoning uh designation of downtown core. So that's equivalent to the C2 zone that you would see in any other parts of the city. Um so this again the project consists of a conditional use permit to allow for the sale of beer and wine or alcoholic beverages for the existing uh supermarket. So just just to show you where it's located, it's located on the south southeast corner of Third Street in Stannis Loss. Um and some similar uses are surrounding the properties. You have Jars of Deliciousness um located northwest, dental office to the south, and then a really similar use, Garcia's Market to the south, and all of these properties are also located within the downtown specific plan as well. Um this is uh this is the floor plan that the applicants have provided. Um and I also took these photos of the uh interior or I found these of the interior. And as you'll note and if you've also ever visited the store that it's very neat, it's very clean. It's wellkept and it's very orderly. And as you can see from these these were photos taken just by customers, not even the business owner. Um, and so I bring that up because it's important to see from the the the city's municipal code. So when you apply for a conditional use permit, not even a conditional use

permit for the sale of alcohol or beer really, just for conditional use permit, the the onus is on the applicant to prove that their conditional use permit, their conditional use will not be detrimental to the public, the general welfare of the community. So, the evidence that they've provided in conjunction with their existing operation, orderly, well-maintained operation, is that one, Riverbank Food Center is an existing supermarket that wants to continue to do business in the city of Riverbank. Secondly, they want or they wish to enhance the convenience and experience of the patrons by adding additional commodities, goods to for sale to the inventory that they offer presently. And then finally they would like to the ultimately the ability to compete with uh surrounding you know surrounding businesses uh similar in nature. So they're incentivized highly incentivized to maintain an orderly u well-maintained business operation. And so along those same lines, um the general the project is consistent with the city's general plan as well as the municipal code. Um as you can see, there are two policies, one from the economic development and then one or economic de development um element, excuse me, of the general plan and then also the land use element of the city's general plan. So the first one and I'll read it for you. Uh the city will continue to place a priority on local business retention with a focus on retaining those businesses that are significant source for jobs andor tax revenue for the city. So consistent with that you the commission by approving this request for conditional use permit to allow for the sale of alcohol beverages for off-site consumption. The city is demonstrating it that it is commit committed to the success of these local businesses, small businesses rather. Uh the approval would allow the

Riverbank Center to offer a range of goods, this one specifically for alcoholic beverages to patrons within the community uh downtown core. And I think I missed it, but one one of the um one of the I missed I apologize. Um the intended or the downtown core uh this this proposal is consistent with the nature or intent of the downtown core to offer small smallcale retail uses that is similar with the existing operation that's there. So it's also consistent in that manner. Um and then lastly the land use policy. Um, essentially by granting the approval of this use permit, it would allow for the sale of alcoholic beverages for off-site consumption. The city would indirectly be investing in a local business again which wishes to continue to operate in the city of Riverbank. And so finally, the project is exempt from SQUA um and its exemption is 515301 for existing facilities. So this exemption is really uh tailor made for the project that's before you this evening. This existing facilities um provides this exemption for you know operation repair permitting leasing and licensing. So they're obviously seeking um an ABC license if the conditional use permit is approved. So that's why this is exempt. And so part of staff's recommendation is that you, the planning commission, find the proposed project categorically exempt uh with the section 15301 for existing facilities and approve the conditional use permit pursuant to the findings and conditions of approval contained in the attached resolution. With that, uh I'm here to answer any questions. I believe the

general manager of the uh local business is here as well as the uh applicant's representative is online for any questions related to licensing etc. So comments by any of the commissioners. Okay. Uh open up for public comments. Public comments regarding the conditional use permit. Okay, seeing none, we'll close public comments. I'd entertain a motion approving conditional use permit number 01-2025. I uh move to approve item 3.1 as stated. I will second. Okay. Roll call. Chair Zamora. Yes. Vice Chair Alman. Yes. Commissioner Stewart. Commissioner Boso. Yes. and Commissioner Dyn, it's approved. 50. Excellent. Moving on. Any planning commission comments from any of the commissioners? On a informal meeting that I had with three representatives of the public concerning the River Walk project and Josh also attended this meeting. It was a chance for them to present information to me on the project. Uh, no commitments were made, but I thought the commission should know that I did have that meeting. Okay. Any further comments? Any correspondence from the county county referrals? If not, we'll move on to item number six. Joshua Man with an update. Uh good evening uh members of the planning commission. Just wanted to recap some of the items that were taken to city council last week. Um at the

April 8th meeting, we had kind of a long-term project. I think this commission approved it um back in 2023. This was a 22 lot final map for countryside 3. Um so that project, I believe the map will record shortly, you know, over the next few days. And then I believe the intent is to start um construction on the homes at some point in the near future. Um also just wanted to mention the annual um housing element and general plan progress report that was heard uh last month by this commission went to city council and council directed staff to submit that to the state. So uh our staff is going to be working in the next few days into transmitting that to the state. Um, in terms of upcoming projects, wanted to mention a few. Um, looking at our May 20th meeting, which is next month. Uh, we will be having a downtown office conversion. Um, that's an architectural site plan review application. And then also a new triplex apartment complex, which is located generally on Pal um, Sierra and Palmer in that area. Um, kind of across from the Canary. Um, and then also kind of a long-term outlook. We did receive this last week a revised tiny home subdivision application. This is an application that's on Sierra and Claws. Um, so we're we're really excited to see that and get that in front of this commission um probably in the near future. Um also Legusto um Italian restaurant on Achinson. They've applied for a um again it's similar to conversion of a former uh cell phone store into a banquet hall. So we'll see that um application well in the near future. I also wanted to hit on one of the public comments the gentleman made regarding the apartments um within the

Crossroads West Shopping Center. Um the developer Bowman Development does have the ability to pit I think it's up to 300 250 300 apartment units in that shopping center and they will be um submitting something soon but we have not gotten an official submittal on that yet. It's my understanding those would be market rate apartments. So um hopefully that answers the gentleman's question. Um other than that um don't have anything else to share at this time. Thank you. Thank you very much. And with that, no other topics to cover. This meeting is adjourned. Well done. Yeah. Yeah.