Civic Issues
Topics getting the most attention in Riverbank public meetings, ranked by how frequently they are discussed.
14 issues in development
Zellman Court three-lot subdivision
A vacant 14,704-square-foot lot near Oakdale Road will be split into three parcels, each getting a single-family home. It's infill housing in an established neighborhood, separate from the nearby tiny-homes project despite the same developer.
Renovation of nonconforming 1947 house on Callander Avenue
A 1947 single-family house sits in a commercial corridor where new single-family homes aren't allowed. Because the repair work tops 50% of the land's value, it needed a conditional use permit — now granted, the old house can be brought up to modern safety standards.
Paradise Village Supportive Housing
Sierra House's $361,000 subsidy continues, but PLHA funding ends in 2028 and the general fund will pick up the full cost; the $1.5 million state allocation is being directed to affordable housing instead.
Prime Farmland Conversion and Measure M
The project would permanently convert roughly 1,000 acres of some of the world's most productive orchard land. Farming families within the project area testified emotionally about losing land worked for generations.
Special August 4 meeting on Riverwalk project
A 997-acre annexation and specific plan for up to 2,400+ homes, parks, and active-adult villages on farmland along the Stanislaus River. The commission recommended denial, but the City Council makes the final call.
Downtown infill duplex development
A vacant lot between 2nd and 3rd Streets downtown will get a two-unit duplex. It's part of the city's goal to reuse underutilized parcels in the infill opportunity area.
Modesto subdivision referral near truck routes
Modesto is proposing a 127-lot subdivision that could affect Riverbank's regional truck routes south of the Ammo plant. Riverbank staff will send a letter after consulting the city engineer.
Proposed Modesto Walmart Supercenter near Riverbank
Modesto is preparing an environmental review for a 181,000-square-foot Walmart Supercenter with a fuel station and 732 parking spaces at 4000 Oakdale Road, just outside Riverbank. The original Tivoli Specific Plan EIR excluded a Walmart Supercenter, which is why a full EIR is needed. Riverbank plans to press Modesto to study traffic impacts on roads its residents use.
Lucky House Tiny Homes project extension
The 38-home tiny homes development on Ward Avenue got its site plan approval back in 2023, but the developer hasn't built yet. This hearing was about whether to keep the approval alive another year. What happens here shapes whether that housing actually gets built.
Tivoli North specific plan EIR scoping
Modesto's massive Tivoli North plan (up to ~3,900 homes) extends Claribel Road between Oakdale and Roselle; residents can comment on the EIR scope through June 5.
Meadowview subdivision grading change
A slope easement can now replace a required block retaining wall behind lots 18-31, cutting costs for the developer near Riverbank High School.
Future City Hall site acquisition
The city is hunting for land for a new city hall and leased space at 3313 Santa Fe — "City Hall East" — to house Development Services while space problems persist.
40-year lease extension at former Riverbank Army Ammunition Plant
The interim lease with the Army was set to expire March 31, 2026. The 40-year extension gives the city and master developer Aemetis the long-term property interest needed to finance infrastructure improvements and keep redevelopment of the Riverbank Industrial Complex moving.
Crossroads West Infrastructure Cost Recovery
The Machado family asked the city to study adding Crossroads West roads and canal trails to the citywide development fee program, citing the surprise 18-acre school site and Costco traffic. The nexus study will determine if developers citywide help pay.