Adjourned Planning Commission Meeting
Regular MeetingLos Banos, CA · December 11, 2025
Minutes
CITY OF LOS BANOS
ADJOURNED
PLANNING COMMISSION MEETING MINUTES
DECEMBER 11, 2025
ACTION MINUTES- These minutes are prepared to depict
action taken for agenda items presented to the Planning
Commission. For greater detail of this meeting refer to
the electronic media (CD and/or audio) kept as a
permanent record.
CALL TO ORDER: Chair Hicks called the Planning Commission Meeting to order at the
hour of 6:04 pm
PLEDGE OF ALLEGIANCE: The Pledge of Allegiance was led by Commissioner Nunes.
ROLL CALL - MEMBERS OF THE PLANNING COMMISSION PRESENT: Planning
Commission Members Gregory Hicks, Steven Nunes, and Rob Robinson. ABSENT:
William McBride.
STAFF MEMBERS PRESENT: Community & Economic Development Director Stacy
Elms, Assistant Planner Justin Ragunton, Planning Commission Secretary Haley
Leonard, City Attorney Mary Lerner, Vice President of JB Anderson Mark Niskanen .
CONSIDERATION OF APPROVAL OF AGENDA. Motion by Robinson, seconded by
Nunes to approve the agenda as submitted. The motion carried by the following roll call
vote: AYES: Hicks, McBride, Nunes, Robinson; NOES: None; ABSENT: McBride.
PUBLIC FORUM: MEMBERS OF THE PUBLIC MAY ADDRESS THE PLANNING
COMMISSION MEMBERS ON ANY ITEM OF PUBLIC INTEREST THAT 15 WITHIN
THE JURISDICTION OF THE CITY; INCLUDES AGENDA AND NON-AGENDA ITEMS.
NO ACTION WILL BE TAKEN ON NON-AGENDA ITEMS. SPEAKERS ARE LIMITED
TO A FIVE (5) MINUTE PRESENTATION. DETAILED GUIDELINES ARE POSTED ON
THE COUNCIL CHAMBER INFORMATIONAL TABLE.
Chair Hicks opened the public forum.
DJ Barcellos, resident of Los Banos, spoke on the concerns of traffic and outlet of the
item presented at the meeting.
Chair Hicks then closed the public forum.
PUBLIC HEARING - TO CONSIDER APPROVING AN EXEMPTION FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY (CEQA) PURSUANT TO SECTION 15183
(PROJECT CONSISTENT WITH A COMMUNITY PLAN, GENERAL PLAN, OR
ZONING), AND APPROVE VESTING TENTATIVE TRACT MAP NO. 2025-03 FOR THE
SUBDIVISION OF APPROXIMATELY 16.2 ACRES INTO NINETY-SIX (96) SINGLE-
FAMILY RESIDENTIAL LOTS LOCATED SOUTH OF SAN LUIS STREET AND NORTH
OF PACHECO BOULEVARD; MORE SPECIFICALLY IDENTIFIED AS A PORTION OF
ASSESSOR'S PARCEL NUMBER: 428-122-004. Assistant Planner Ragunton
presented the staff report, which included a PowerPoint Presentation.
One comment was received, which Assistant Planner Ragunton summarized and read
into the record.
Chair Hicks opened questions to staff.
Staff stated that the City's Traffic Engineer reviewed the plans and recommended that the
full buildout of Place Road. would alleviate congestion on Miller Lane. City Attorney Mary
Lerner clarified that the Traffic Engineer indicated the proposed fix discussed between
the speaker and the developer is not feasible and that the current plans align with the
City's General Plan.
Chair Hicks opened the public hearing.
Dina Chapman, a resident of Los Banos, stated that she lives on the only parcel that will
be surrounded by the subdivision and indicated that she did not receive the Public Hearing
notice. She asked how she could receive future notices and correspondence regarding
the project
DJ Barcellos, a resident of Los Banos, spoke about experiencing difficulty exiting her
driveway due to traffic and congestion. She expressed concern that adding another
thoroughfare would not alleviate traffic issues and raised public safety concerns related
to the surrounding schools and existing traffic conditions. She spoke on having and
additional outlet be on Miller Lane. rather than only Canal Farm Lane.
Miguel Alejandre, a resident of Los Banos, spoke about traffic congestion and concerns
expressed by the public regarding additional housing. He also emphasized the need for
affordable housing and senior housing within the community.
Chair Hicks then closed the public hearing and opened questions back up to staff.
There was discussion between Commissioners and staff regarding the lots sized on the
proposed project.
Staff clarified that the lot sizes meet the City's zoning standards for R-2 Medium Density.
There was discussion regarding the connection to Nickel Street for the project and a
timing issued with the light at Miller Lane and Pacheco Boulevard.
Staff clarified that the plans include a connection to Nickel Street and noted that
discussions can occur with Caltrans regarding the signal timing at Miller Lane and
Pacheco Boulevard. Staff further stated that the signal at Place Road and Pacheco
Boulevard represents the ultimate buildout and would help alleviate traffic by directing
vehicles from Pacheco Boulevard to Place Road and then to East B Street.
The applicant spoke about the project and stated that it is designed to comply with the
City's General Plan and applicable City standards. The applicant also expressed a
willingness to work with Caltrans, the City, and traffic engineers that the project complies
with the desired traffic plan.
All commissioners confirmed they had no further questions.
Motion by Robinson, seconded by Nunes to adopt Planning Commission Resolution No.
2025-38, Approving an Exemption from the California Environmental Quality (CEQA)
Pursuant to Section 15183 (Project Consistent with a Community Plan, General Plan, or
Zoning), and Approve Vesting Tentative Tract Map No. 2025-03 for the Subdivision of
Approximately 16.2 Acres into Ninety-Six (96) Single-Family Residential Lots Located
South of San Luis Street and North of Pacheco Boulevard; More Specifically Identified as
a Portion of Assessor's Parcel Number: 428-122-004.The motion carried by the following
roll call vote: AYES: Hicks, Nunes, Robinson; NOES: None; ABSENT: McBride.
COMMUNITY & ECONOMIC DEVELOPMENT DIRECTOR REPORT.
Community & Economic Development Director Elms gave her report.
She concluded her report.
PLANNING COMMISSION MEMBER REPORTS.
HICKS: No Report.
MCBRIDE: Absent.
NUNES: Thanked staff.
ROBINSON: No Report.
ADJOURNMENT: The meeting was adjourned at the hour of 6:41 p.m.
APPROVED:
)) ~
, Planning Commission Chair
Haley Le(>nard, Planning Commission Secretary
Agenda
LOsBanos Al the Cro sroads of California
www.losbanos.org
AGENDA
ADJOURNED
PLANNING COMMISSION MEETING
CITY HALL COUNCIL CHAMBERS
520 J Street
Los Banos, California
THURSDAY, DECEMBER 11, 2025
If you require special assistance to attend or participate in this meeting, please call the
Planning Secretary@ (209) 827-7000 ext. 2445 at least 48 hours prior to the meeting.
The City of Los Banos complies with the Americans with Disabilities Act (ADA) of 1990.
* * * * * * * ** * * * * * * *
Si requiere asistencia especial para atender o participar en esta junta por favor 1/ame a la oficina
de la Secretaria de/ Departamento de Planificaci6n al (209) 827-7000 ext. 2445
a lo menos de 48 horas previas de la junta.
La Cuidad de Los Banos cump/e con la Acta de Americanos con Deshabilidad (ADA) de 1990.
, ••••••••••• ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• ············································································································································"
Any writings or documents provided to a majority of the Planning Commission
regarding any item on this agenda will be made available for public inspection at the meeting
and in the Community & Economic Development Department's office located at
City Hall, 520 J Street, Los Banos, California during normal business hours.
In addition, such writings and documents may be posted on the City's website at www.losbanos.org.
* * * * * * * ** * * * * * * *
Cua/quier escritura o /os documentos proporcionaron a una mayoria de/ Comisi6n de Planificaci6n
con respecto a cua/quier articulo en este orden de/ dia sera hecho disponible para la
inspecci6n publica en la reunion y en la oficina de/ Departamento de Comunidad y Desarrollo Economico
de/ City Hall, 520 J Street, Los Banos, California durante horas de oficina normales.
Ademas, tales escrituras y los documentos pueden ser anunciados en el website de la Ciudad en
www.losbanos.org.
1. CALL TO ORDER 6:00 PM
2. PLEDGE OF ALLEGIANCE
3. ROLL CALL: (Planning Commission Member)
Hicks_, McBride_, Nunes_, Robinson_
Los Banos Planning Commission Agenda - December 11, 2025 Page 1 of 3
4. APPROVAL OF AGENDA
Recommendation: Approve the agenda as submitted.
5. PUBLIC FORUM : Members of the public may address the City Council & Planning
Commission on any item of public interest that is within the jurisdiction of the City
Council & Planning Commission , including agenda and non-agenda items. No
action will be taken on non-agenda items. Speakers are limited to a five (5) minute
presentation.
6. PUBLIC HEARINGS: If You Challenge the Proposed Action as Described herein
in Court, You May Be Limited to Raising Only Those Issues You or Someone Else
Raised at the Public Hearing Described herein, or in Written Correspondence,
Delivered to the City at, or Prior to, the Public Hearing .
A. Public Hearing - To Consider Approving an Exemption from the California
Environmental Quality (CEQA) Pursuant to Section 15183 (Project Consistent
with a Community Plan, General Plan, or Zoning), and Approve Vesting
Tentative Tract Map No . 2025-03 for the Subdivision of Approximately 16.2
Acres into Ninety-Six (96) Single-Family Residential Lots Located South of San
Luis Street and North of Pacheco Boulevard; More Specifically Identified as a
Portion of Assessor's Parcel Number: 428-122-004 [CONTINUED PUBLIC
HEARING FROM DECEMBER 10, 2025] .
1) Planning Commission Resolution No. 2025-38, Approving an Exemption
from the California Environmental Quality (CEQA) Pursuant to Section
15183 (Project Consistent with a Community Plan , General Plan, or Zoning),
and Approve Vesting Tentative Tract Map No . 2025-03 for the Subdivision
of Approximately 16.2 Acres into Ninety-Six (96) Single-Family Residential
Lots Located South of San Luis Street and North of Pacheco Boulevard;
More Specifically Identified as a Portion of Assessor's Parcel Number: 428-
122-004.
Recommendation: Receive staff report, open the public hearing, receive public comment,
close the public hearing, and adopt the resolutions as submitted.
7. ADJOURNMENT.
APPEAL RIGHTS AND FILING PROCEDURES
Any person dissatisfied with an act or determination of the Planning Commission may appeal such act
or determination to the Planning Commission by filling written notice with the Planning Commission
Secretary not later than five (5) business days (excluding holidays) after the day on which the act or
determination was made. An appeal must state the act or determination which is being appealed , the
identity of the applicant and his/her interest in the matter, and set forth in concise statement(s) the
reasons which render the Commission's decision unjustified or inappropriate. (Los Banos Municipal
Code Section 9-3.2326)
Los Banos Planning Commission Agenda - December 11, 2025 Page 2 of 3
Concerning an action taken by the Planning Commission related to Chapter 2 Articles 1 through 17 of
the Los Banos Municipal Code "Subdivisions", if a subdivider or other affected property owner is
dissatisfied with any action of the Commission with respect to a tentative map or the nature and extent
of improvements recommended or required he/she may within fifteen (15) days after such action appeal
to the Planning Commission Secretary for a public hearing on the matter. An appeal must state the
action being appealed, identify the agenda item by agency number or project title, and set forth in
concise statement(s) the reasons for the appeal. (Los Banos Municipal Code Sections 9-2.807)
Appeals must be in writing and include the appellant's name and address and original signature. A filing
fee of $150.00 must accompany the notice of appeal.
I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda was
posted on the City Hall bulletin board not less than 72 hours prior to the meeting.
j/
_:f t :onard~ ~Technician Dated this 5th day of December 2025
Los Banos Planning Commission Agenda - December 11, 2025 Page 3 of 3
Get email alerts for Los Banos
A daily email when new agendas and minutes are posted.