Planning Commission Meeting

LOsBanosAl tlic Crossroads o_{ California www.losbanos.org AGENDA PLANNING COMMISSION CITY HALL COUNCIL CHAMBERS 520 J Street Los Banos, California WEDNESDAY, JULY 9, 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 par favor /lame a la oficina de la Secretaria def Departamento de Planificaci6n al (209) 827-7000 ext. 2445 a lo menos de 48 horas previas de la junta. La Cuidad de Los Banos cumple 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. * * * * * * * * * * * * * * * * Cualquier escritura o las documentos proporcionaron a una mayorfa def Comisi6n de Planificaci6n con respecto a cua/quier artfcu/o en este orden def dfa sera hecho disponib/e para la inspecci6n publica en la reunion y en la oficina def Departamento de Comunidad y Desarrollo Economico de/ City Hall, 520 J Street, Los Banos, California durante horas de oficina normales. Ademas, tales escrituras y las documentos pueden ser anunciados en el website de la Ciudad en www.Josbanos.org. 1. CALL TO ORDER 6:00 PM 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL: (Planning Commission Members) Hicks _ , McBride _ , Nunes _, Robinson _ Los Banos Planning Commission Agenda - July 9, 2025 Page 1 of 5 4. APPROVAL OF AGENDA Recommendation: Approve the agenda as submitted. 5. CONSIDERATION OF APPROVAL OF THE ACTION MINUTES FOR THE REGULAR PLANNING COMMISSION MEETING OF MAY 28 , 2025 . Recommendation: Approve the minutes as submitted. 6. CONSIDERATION OF APPROVAL OF THE ACTION MINUTES FOR THE ADJOURNED JOINT CITY COUNCIL/ PLANNING COMMISSION MEETING OF MAY 29 , 2025 . Recommendation: Approve the minutes as submitted. 7. 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 . 8. 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 a Categorical Exemption from the California Environmental Quality Act Pursuant to Section 15301, Existing Facilities, and Approve Cottage Food Operation Permit #2025-03 for 1439 Ty St. ; Assessor's Parcel Number: 083-640-067. 1) Planning Commission Resolution No. 2025-13, Approving a Categorical Exemption from the California Environmental Quality Act Pursuant to Section 15301, Existing Facilities, and Approve Cottage Food Operation Permit #2025-03 for Simply Baking Located at 1439 Ty St. ; More Specifically Identified as Assessor's Parcel Number: 083-640-067. B. Public Hearing - To Consider Approving a Mitigated Negative Declaration , Vesting Tentative Parcel Map #2023-02 , Site Plan Review #2023-10, Conditional Use Permit #2023-10, and Conditional Use Permit #2023-11 for Vintners Distributors, Inc. Located at the Northeast Corner of Mercey Springs Rd . and Willmott Ave .; More Specifically Identified as Assessor's Parcel Number: 428-280-011. 1) Planning Commission Resolution No. 2025-14, Approving a Mitigated Negative Declaration and Mitigated Monitoring/Reporting Plan for Vesting Tentative Parcel Map #2023-02 , Site Plan Review #2023-1O and Conditional Use Permit #2023-10 for Vintners Distributors , Inc. Los Banos Planning Commission Agenda - July 9, 2025 Pa ge 2 of 5  Located at the Northeast Corner of Mercey Springs Rd. and Willmott Ave. Within the Highway Commercial Zoning District; More Specifically Identified as Assessor's Parcel Number: 428-280-011 . 2) Planning Commission Resolution No. 2025-15, Approving Vesting Tentative Parcel Map #2023-02 for the Minor Subdivision of a 9 .2 Acre Parcel into Six (6) Parcels Consisting of 3.3-Acres for Parcel A 1, 1-Acre for Parcel A2, 1.5-Acres for Parcel A3, 1.1-Acres for Parcel A4, 1.8- Acres for Parcel AS , and 0.4-Acre Parcel for Parcel A6, Located at the Northeast Corner of Mercey Springs Rd . and Willmott Ave. ; More Specifically Identified as Assessor's Parcel Number: 428-280-011. 3) Planning Commission Resolution No. 2025-16, Approving Site Plan Review #2023-10 for the Development of a 20,000 Square Foot Retail/Office Building, a 12,000 Square Foot Retail/Office Building , Two (2) Fast Food Restaurants with Drive-Thrus Totally 5,625 Square Feet, a Convenience Market/Cafe Totaling 4,280 Square Feet with a Gasoline Fueling Station Consisting of Six (6) Fueling Dispensers, an Automated Carwash Totaling 2,425 Square Feet, and Associated Site Improvements, Located at the Northeast Corner of Mercey Springs Rd. and Willmott Ave.; More Specifically Identified as Assessor's Parcel Number: 428-280-011. 4) Planning Commission Resolution No. 2025-17, Approving Conditional Use Permit #2023-10 to the Los Banos City Council to Allow for the Sale of Alcohol Under Type 21 Off-Sale of General Alcohol License for Vintners Distributor, Inc. to be Located at the Northeast Corner of Mercey Springs Rd. and Willmott Ave. Within the Highway Commercial Zoning District; More Specifically Identified as Assessor's Parcel Number: 428-280-011. 5) Planning Commission Resolution No. 2025-18, Approving Conditional Use Permit #2023-11 to Allow an Increase in Maximum Display Area and Maximum Height for One Free Standing Sign for Vintners Distributors Inc. Located at Northeast Corner of Mercey Springs Rd. and Willmott Ave .; More Specifically Identified as Assessor's Parcel Number: 428-280-011. C. Public Hearing - To Consider Approving a Mitigated Negative Declaration, Tentative Parcel Map #2024-03, Site Plan Review #2024-01, and Conditional Use Permit #2024-03 for Northgate 42, LLC, Located at the Northeast Corner of Pacheco Blvd. and W. I St.; More Specifically Identified as Assessor's Parcel Numbers: 027-130-011,013,014, &009. 1) Planning Commission Resolution No. 2025-19, Approving a Mitigated Negative Declaration and Mitigation Monitoring/Reporting Plan for Los Banos Planning Commission Agenda - July 9, 2025 Page 3 of 5  Tentative Parcel Map #2024-03, Site Plan Review #2024-01 and Conditional Use Permit #2024-03 for Northgate 42 , LLC Located at the Northeast Corner of Pacheco Blvd. and W. I Street Within the Highway Commercial Zoning District; More Specifically Identified as Assessor's Parcel Numbers: 027-130-011 ,013,014, & 009 . 2) Planning Commission Resolution No. 2025-20 , Approving Tentative Parcel Map #2024-03 for the Minor Subd ivision for Four Parcels Totaling of Approximately 3.4 Acres into Four (4) Reconfigured Parcels Located at the Northeast Corner of Pacheco Blvd . and W. I Street; More Specifically Identified as Assessor's Parcel Number(s): 027-130-011 , 013, 014, & 009. 3) Planning Commission Resolution No. 2025-21 , Approving Site Plan Review #2024-01 for the Development of a Quick-Serve Restaurant with a Drive-Thru , a Convenience Store with a Sixteen (16) Fuel Pump Gas Station , an Automated Carwash , and a Multi-Tenant Retail Building with Associated Site Improvements, Located at the Northeast Corner of Pacheco Blvd. and W. I Street; More Specifically Identified as Assessor's Parcel Number(s); 027-130-011, 013, 014, & 009. 4) Planning Commission Resolution No. 2025-22 , Approving Conditional Use Permit #2024-03 to The Los Banos City Council to Allow for the Sale of Alcohol Under a Type 21 Off-Sale General License for Northgate 42, LLC to be Located at Northeast Corner of Pacheco Blvd . and W. I Street; More Specifically Identified as Assessor's Parcel Number(s): 027-130-011, 013 , 014, & 009 . Recommendation: Receive staff report, open the public hearing, receive public comment, close the public hearing, and adopt the resolution as submitted. 9. DESIGN REVIEW STUDY SESSION - DEVELOPMENT OF NINETY-SIX (96) SINGLE FAMILY HOMES ON A VACANT PARCEL LOCATED NORTH OF PACHECO BLVD. AND SOUTH OF SAN LUIS ST. FOR THE SAN LUIS ESTATES . Recommendation: Receive staff analysis and provide initial feedback to the applicant. 10. COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT REPORT 11. COMMISSIONER REPORTS A. Hicks B. McBride Los Banos Planning Commission Agenda - July 9, 2025 Page 4 of 5  C. Nunes D. Robinson 12. 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) 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. t1 I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda was posted on City Hall bulletin board not less than 72 hours prior to the meeting . ~~aieyeonard , Planning Technician Dated this 3'd day of July 2025 Los Banos Planning Commission Agenda - July 9, 2025 Page 5 of 5