Planning Commission Meeting
Regular MeetingLos Banos, CA · September 11, 2024
Minutes
CITY OF LOS BANOS
PLANNING COMMISSION MEETING MINUTES
SEPTEMBER 11, 2024
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 Cates called the Planning Commission Meeting to order at the
hour of 6:00 p.m .
PLEDGE OF ALLEGIANCE: The Pledge of Allegiance was led by Commissioner
Perrecone .
ROLL CALL - MEMBERS OF THE PLANNING COMMISSION PRESENT: Planning
Commission Members John Cates, Christopher Perrecone, Elias Reyes, Rob Robinson
and Katherine Uhley; ABSENT: None.
STAFF MEMBERS PRESENT: Community & Economic Development Director Stacy
Elms, Assistant Planner Justin Ragunton, Planning Commission Secretary Haley
Leonard and City Attorney William A. Vaughn.
CONSIDERATION OF APPROVAL OF AGENDA. Motion by Uhley, seconded by
Perrecone to approve the agenda as submitted. The motion carried by the following roll
call vote: AYES: Cates, Perrecone, Reyes, Robinson, Uhley; NOES: None; ABSENT:
None.
CONSIDERATION OF APPROVAL OF THE ACTION MINUTES FOR THE REGULAR
PLANNING COMMISSION MEETING OF AUGUST 14 2024. Motion by Uhley,
seconded by Perrecone to approve the minutes as submitted. The motion carried by the
following roll call vote: AYES: Cates, Perrecone, Reyes, Robinson, Uhley; NOES: None;
ABSENT: None.
PUBLIC FORUM: MEMBERS OF THE PUBLIC MAY ADDRESS THE PLANNING
COMMISSION MEMBERS ON ANY ITEM OF PUBLIC INTEREST THAT IS 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 Cates opened the public forum.
TRAVIS LOEBIG, Resident of Los Banos, spoke on the bowling alley going out of
business and on future businesses that come to town · that may need space like
warehouses. Spoke on the residents needing things to keep them busy and looking into
programs for them to do.
Chair Cates then closed the public forum.
PUBLIC HEARING-TO CONSIDER APPROVING TENTATIVE PARCEL MAP
#2024-02 FOR THE SUBDIVISION OF APPROXIMATELY 0.43 ACRES INTO TWO
(2) PARCELS LOCATED AT 662 AND 668 ADAMS AVE., MORE SPECIFICALLY
IDENTIFIED AS ASSESSOR'S PARCEL NUMBER: 026-082-038. Director Elms
presented the staff report, which included a PowerPoint Presentation.
Chair Cates opened questions to staff.
Commissioner Uhley commented if the proposed property line split will the same as the
original.
Staff clarifies that the property line split is the same as the original.
Chair Cates opened the public hearing.
No one indicated that they would like to speak.
Chair Cates then closed the public hearing and opened questions back up to staff. All
commissioners confirmed they had no further questions.
Motion by Robinson, seconded by Reyes to adopt Planning Commission Resolution No.
2024-25- Approving Tentative Parcel Map 2024-02 for the Subdivision of Approximately
0.43 Acres into Two Parcels Located at 662 and 668 Adams Avenue, More Specifically
Identified as Assessor's Parcel Number: 026-082-038. The motion carried by the following
roll call vote: AYES: Cates, Perrecone, Reyes, Robinson, Uhley; NOES: None; ABSENT:
None.
PUBLIC HEARING - TO CONSIDER A CATEGORICAL EXEMPTION FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), PURSUANT TO SECTION
15301 AND APPROVING CONDITIONAL USE PERMIT #2024-07 TO ALLOW THE
USE AND OPERATION OF A METAL FABRICATION SHOP FOR LARTECH.
LOCATED WITHIN THE HIGHWAY COMMERCIAL ZONING DISTRICT AT 1235 E
ST., ASSESSOR'S PARCEL NUMBER: 025-142-017. Assistant Planner Ragunton
presented the staff report, which included a PowerPoint Presentation.
Chair Cates opened questions to staff.
No one indicated that they would like to speak.
Chair Cates opened the public hearing.
JOSEPH LARSON, Applicant, spoke on being a family business and wanting to move
due to afforadability and finding somewhere to grow. Spoke on the operations of the
business.
Chair Cates then closed the public hearing and opened questions back up to staff. All
commissioners confirmed they had no further questions.
Motion by Uhley, seconded by Perrecone to adopt Planning Commission Resolution No.
2024-26- Approving a Categorical Exemption from the California Environmental Quality
Act (CEQA), Pursuant to Section 15301, Existing Facilities, and Approving Conditional
Use Permit #2024-07 to Allow the Use and Operation of a Metal Fabrication Shop,
Located at 1235 E St., More Specifically Identified as Assessor's Parcel Number: 025-
142-017. The motion carried by the following roll call vote: AYES: Cates, Perrecone,
Reyes, Robinson, Uhley; NOES: None; ABSENT: None.
PUBLIC HEARING - TO CONSIDER A CATEGORICAL EXEMPTION FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), PURSUANT TO SECTION
15332, IN-FILL DEVELOPMENT PROJECTS, SITE PLAN REVIEW #2023-02, AND
FINAL DEVELOPMENT PLAN #2023-02 FOR SNOW GOOSE TOWNHOMES,
LOCATED WITHIN THE LOW DENSITY RESIDENTIAL ZONING DISTRICT AT THE
NORTHWEST CORNER OF CREEKSIDE DR. AND SNOW GOOSE DR.
INTERSECTION; MORE SPECIFICALLY IDENTIFIED AS ASSESSOR'S PARCEL
NUMBER: 084-010-094. Director Elms presented the staff report, which included a
PowerPoint Presentation.
Chair Cates opened questions to staff.
No one indicated that they would like to speak.
Chair Cates opened the public hearing.
No one indicated that they would like to speak.
Chair Cates then closed the public hearing and opened questions back up to staff. All
commissioners confirmed they had no further questions.
Motion by Robinson, seconded by Perrecone to adopt Planning Commission Resolution
No. 2024-07- Approving a Categorical Exemption from the California Environmental
Quality Act (CEQA), Pursuant to Section 15332, In-Fill Development Projects and
Approving Site Plan Review #2023-02 for the Development of a Gated Twenty-Five (25)
Unit Townhome Development, Located within the Medium Density Residential (R-2)
Zoning District at the Northwest Corner of Snow Goose Dr. and Creekside Dr.
Intersection; More Specifically Identified as Assessor's Parcel Number: 084-010-094. The
motion carried by the following roll call vote: AYES: Cates, Perrecone, Reyes, Robinson ,
Uhley; NOES: None; ABSENT: None
Motion by Uhley, seconded by Reyes to adopt Planning Commission Resolution No.
2024-08- Recommending Approval to the Los Banos City Council for Final Development
Plan #2023-02 for Snow Goose Townhomes. The motion carried by the following roll call
vote: AYES: Cates, Perrecone, Reyes, Robinson, Uhley; NOES: None; ABSENT: None
COMMUNITY & ECONOMIC DEVELOPMENT DIRECTOR REPORT.
Community & Economic Development Director Elms gave her report.
Spoke on the items presented. Spoke on welcoming the jobs and housing opportunities.
Spoke on shovel ready project and how businesses are not able to find locations in the
industrial zoning hence why Lartech is needing a Conditional Use Permit (CUP) for the
Highway Commercial Zoning. Spoke on next Planning Commission meeting being
cancelled and that she and Assistant Planner ragunton will be absent at the International
Council of Shopping Center, Western Conference, to put Los Banos on the map.
She then concluded her report.
PLANNING COMMISSION MEMBER REPORTS.
CATES: Spoke on the date being September 11th. Spoke on the construction happening
for El Pollo Loco and the Gateway sign. Spoke on the Farm to table dinner. Thanked
Perrecone for covering at last meeting . Thanked staff and applicants.
PERRECONE: No report.
REYES: No report.
ROBINSON : Spoke on the bowling alley being gone. Spoke on the garlic festival and
asked if there was feedback from the Garlic Festival.
UHLEY: Spoke on business moving from the bay area and Snow Goose project.
ADJOURNMENT: The meeting was adjourned at the hour of 6:47 p.m .
n Cates, Planning Commission Chair
ATTEST:
Haley L~onard, Planning Commission Secretary
Agenda
LOsBanos At th C, o roads of Cnlifornia
www.losbanos.org
AGENDA
PLANNING COMMISSION
CITY HALL COUNCIL CHAMBERS
520 J Street
Los Banos, California
WEDNESDAY, SEPTEMBER 11, 2024
If you require special assistance to attend or participate in this meeting, please call the
Planning Secretary@ (209) 827-7000 ext. 2431 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 !lame a la oficina
de la Secretaria de! Departamento de Planificaci6n al (209) 827-7000 ext. 2431
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 mayorfa de/ Comisi6n de Planificaci6n
con respecto a cualquier artfculo en este orden de/ dfa sera hecho disponible para la
inspecci6n publica en la reunion yen 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 /os 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 Members)
Cates_, Perrecone _ , Reyes _, Robinson _, Uhley _
4. APPROVAL OF AGENDA
Los Banos Planning Commission Agenda - September 11, 2024 Page 1 of 4
Recommendation: Approve the agenda as submitted.
5. CONSIDERATION OF APPROVAL OF THE ACTION MINUTES FOR THE
REGULAR PLANNING COMMISSION MEETING OF AUGUST 14, 2024 .
Recommendation: Approve the minutes as submitted.
6. PUBLIC FORUM: Members of the public may address the Commission on any
item of public interest that is within the jurisdiction of the 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 .
7. 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 Tentative Parcel Map #2024-02 for the
Subdivision of Approximately 0.43 Acres into Two (2) Parcels Located at 662
and 668 Adams Ave ., More Specifically Identified as Assessor's Parcel
Number: 026-082-038.
1) Planning Commission Resolution No. 2024-25- Approving Tentative Parcel
Map 2024-02 for the Subdivision of Approximately 0.43 Acres into Two
Parcels Located at 662 and 668 Adams Avenue, More Specifically Identified
as Assessor's Parcel Number: 026-082-038.
B. Public Hearing - To Consider a Categorical Exemption from the California
Environmental Quality Act (CEQA), Pursuant to Section 15301 and Approving
Conditional Use Permit #2024-07 to Allow the Use and Operation of a Metal
Fabrication Shop for Lartech. Located Within the Highway Commercial Zoning
District at 1235 E St., Assessor's Parcel Number: 025-142-017.
1) Planning Commission Resolution No. 2024-26- Approving a Categorical
Exemption from the California Environmental Quality Act (CEQA), Pursuant
to Section 15301, Existing Facilities, and Approving Conditional Use Permit
#2024-07 to Allow the Use and Operation of a Metal Fabrication Shop,
Located at 1235 E St. , More Specificall Identified as Assessor's Parcel
Number: 025-142-017 .
C. Public Hearing - To Consider a Categorical Exemption from the California
Environmental Quality Act (CEQA), Pursuant to Section 15332, In-Fill
Development Projects, Site Plan Review #2023-02, and Final Development
Plan #2023-02 for Snow Goose Townhomes, Located within the Low Density
Residential Zoning District at the Northwest Corner of Creekside Dr. and Snow
Goose Dr. Intersection; More Specifically Identified as Assessor's Parcel
Number: 084-010-094.
Los Banos Planning Commission Agenda - September 11, 2024 Page 2 of 4
1) Planning Commission Resolution No. 2024-07- Approving a Categorical
Exemption from the California Environmental Quality Act (CEQA), Pursuant
to Section 15332, In-Fill Development Projects and Approving Site Plan
Review #2023-02 for the Development of a Gated Twenty-Five (25) Unit
Townhome Development, Located within the Medium Density Residential
(R-2) Zoning District at the Northwest Corner of Snow Goose Dr. and
Creekside Dr. Intersection; More Specifically Identified as Assessor's
Parcel Number: 084-010-094.
2) Planning Commission Resolution No. 2024-08- Recommending Approval
to the Los Banos City Council for Final Development Plan #2023-02 for
Snow Goose Townhomes.
Recommendation: Receive staff report, open the public hearing, receive public comment,
close the public hearing, and adopt the resolutions as submitted.
8. COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT REPORT
9. COMMISSIONER REPORTS
A. Cates
B. Perrecone
C. Reyes
D. Robinson
E. Uhley
10. 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)
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)
Los Banos Planning Commission Agenda - September 11, 2024 Page 3 of 4
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
p s ed n the City Hall bulletin board not less than 72 hours prior to the meeting.
Dated this 6th day of September 2024
Los Banos Planning Commission Agenda - September 11, 2024 Page 4 of 4
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