Agenda packet — Los Banos City Council, April 15, 2026 (part 1 of 2)

www.losbanos.org
Los Banos City Council Agenda – April 15, 2026 Page 1 of 5 AGENDA

CITY COUNCIL MEETING

CITY HALL COUNCIL CHAMBERS
520 J Street
Los Banos, California
APRIL 15, 2026 – 6:00 PM
Live stream on YouTube at:
https://www.youtube.com/@losbanos406
_________________________________________________________________________________ Please note: The Brown Act provides the public with an opportunity to make public comment at any public meeting. As an alternative for in-person comments, written public comment may be made by e-mail to [email protected] or delivered to the City Clerk at City Hall, 520 J Street. All comments received will be read by the City Clerk during Public Forum and added to the agenda packet on the City’s website for public review.

Agenda packets can be found on the City’s website at the following link:
https://losbanos.org/category/city-council/
Starting May 20, 2026 City Council Meetings will be held at the Los Banos Community Center, 645 7th Street, due to City Council Chamber upgrades. ________________________________________________________________________ Any writings or documents provided to a majority of the City Council regarding any item on this agenda will be made available for public inspection at the meeting and in the City Clerk’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 los documentos proporcionaron a una mayoría del Ayuntamiento respecto a cualquier artículo en este orden del día será hecho disponible para la inspección pública en la reunión y en la oficina de la Secretaria de la ciudad en City Hall, 520 J Street, Los Banos, California durante horas de oficina normales. Además, tales escrituras y los documentos pueden ser anunciados en el website de la ciudad en www.losbanos.org.

If you require special assistance or translation services to attend or participate in this meeting, please call the City Clerk’s Office @ (209) 827-7000 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 o asistencia de traducción para atender o participar en esta junta por favor llame a la oficina de la secretaria de la ciudad al (209) 827-7000 a lo menos de 48 horas antes de la junta.

La Ciudad de Los Banos cumple con la ley de Estadounidenses con Discapacidades (ADA) de 1990.
1 Los Banos City Council Agenda – April 15, 2026 Page 2 of 5

1. CALL TO ORDER – April 15, 2026 6:00 PM

2. PLEDGE OF ALLEGIANCE.

3. ROLL CALL: (City Council Members)
____ Mitzy Perez – District 1 ____ Refugio LLamas – District 2 ____ Marcus Chavez – District 3 ____ Deborah Lewis – District 4 ____ Michael Amabile – Mayor

4. CONSIDERATION OF APPROVAL OF AGENDA.

Recommendation: Adopt the agenda as submitted.

5. PRESENTATIONS.

A. Certificate of Recognition – Employee of the Month for March 2026 – Haley Leonard, Planning Technician, Community & Economic Development Department.

B. Proclamation – Recognizing Los Banos Police Explorer POST #864.

C. Proclamation – Recognizing the 57th Annual Professional Municipal Clerks Week.

6. NEW EMPLOYEE INTRODUCTIONS.

Recommendation: Informational item only, no action to be taken.

7. PUBLIC FORUM. (Members of the public may address the City Council Members on any item of public interest that is within the jurisdiction of the City Council; 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.)

8. CONSIDERATION OF APPROVAL OF CONSENT AGENDA. (Items on the Consent Agenda are considered to be routine and will be voted on in one motion unless removed from the Consent Agenda by a City Council Member.) A. Check Register for #257086 – #257257 in the Amount of $914,323.02.

Recommendation: Approve the check register as submitted.

B. City Council Special Meeting Minutes for March 9, 2026.

Recommendation: Approve the minutes as submitted.

C. City Council Meeting Minutes for March 18, 2026.

Recommendation: Approve the minutes as submitted.
2 pgs. 1-6
pgs. 7-12
pgs. 13-16
pgs. 17-20
pgs. 21-36
Los Banos City Council Agenda – April 15, 2026 Page 3 of 5 D. City Council Meeting Minutes for April 1, 2026.

Recommendation: Approve the minutes as submitted.

E. City Council Resolution No. 7078 – Accepting the Construction of Sunrise Ranch Park as Complete and Authorizing the Filing of a Notice of Completion with the Merced County Recorder (Ronny’s Inc.).

Recommendation: Adopt the resolution as submitted.

F. City Council Resolution No. 7079 – Approving and Authorizing the City Manager to Execute Amendment No. 2 to the Professional Services Agreement with Galvin Preservation Associates, Inc. for Environmental Clearance and Landscape Architecture Services for the Pioneer Road Complete Streets Project and Amend the Fiscal Year 2025-2026 Budget by Increasing Appropriations in the Los Banos Regional Transportation Impact Fee Fund in the Amount of $143,512.00.

Recommendation: Adopt the resolution as submitted.

G. City Council Resolution No. 7080 – Accepting Public Improvements for Quail Meadows at Stonecreek, The Villages V Phase 3, Unit 4 (Anderson Homes).

Recommendation: Adopt the resolution as submitted.

H. City Council Resolution No. 7081 – Approving the Acceptance of a $2,250 Best Friends Animal Society Grant and Amending the Fiscal Year 2025-2026 Budget by Increasing the Appropriation Amount for Expenditures and Revenues in the Amount of $2,250.

Recommendation: Adopt the resolution as submitted.

9. PUBLIC HEARING. (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 Receive Public Comment and Consideration of Approving an Annual Adjustment to Development Impact Fees to Reflect Changes in the Engineering News Record Construction Cost Index (ENRCCI) for 2026. 1) City Council Resolution No. 7082 – Approving an Annual Adjustment to Development Impact Fees to Reflect Changes in the Engineering News Record Construction Cost Index (ENR-CCI) for 2026.

Recommendation: Receive staff report, open public hearing, receive public comment, close the public hearing, and adopt the resolution as submitted.

B. Public Hearing – To Receive Public Comment and Consideration of Introduction and Waiver of First Reading of Ordinance Amending Sections 2- 3 pgs. 37-48
pgs. 49-58
pgs. 59-120
pgs. 121-156
pgs. 157-184
pgs. 185-194
Los Banos City Council Agenda – April 15, 2026 Page 4 of 5

1.302 and 2-1.303 of Title 2, Chapter 1, Article 3 of the Los Banos Municipal Code to Increase Electeds’ Compensation.
1) Ordinance No. 1215 – Amending Sections 2-1.302 and 2-1.303 of Title 2, Chapter 1, Article 3 of the Los Banos Municipal Code to Increase Electeds’ Compensation. (First Reading & Introduction)
Recommendation: Receive staff report, open the public hearing, waive the first reading, and introduce the Ordinance as submitted.

10. CONSIDERATION OF ADOPTION OF CITY COUNCIL RESOLUTION NO. 7083 –

APPROVING A PROFESSIONAL SERVICES AGREEMENT BETWEEN THE CITY OF LOS BANOS AND BAE URBAN ECONOMICS, INC. TO PERFORM A

MARKET RENTAL RATE STUDY AND AUTHORIZING THE CITY MANAGER TO EXECUTE THE AGREEMENT.

Recommendation: Receive staff report and adopt the resolution as submitted.

11. CONSIDERATION OF ADOPTION OF CITY COUNCIL RESOLUTION NO. 7084 – RATIFYING THE CITY MANAGER’S APPROVAL OF THE EMPLOYMENT AGREEMENT WITH HUMAN RESOURCES DIRECTOR ISABEL CARLOS.

Recommendation: Receive staff report and adopt the resolution as submitted.

12. CONSIDERATION OF ADOPTION OF CITY COUNCIL RESOLUTION NO. 7085 –

ADOPTING A CITY CLERK AND CITY TREASURER COUNCIL MEETING ATTENDANCE AND DUTIES POLICY.

Recommendation: Receive staff report and adopt the resolution as submitted.

13. CANCELLATION OF THE REGULAR CITY COUNCIL MEETING SCHEDULED FOR WEDNESDAY, MAY 6, 2026 DUE TO LACK OF AGENDA ITEMS.

Recommendation: Cancel the meeting as stated.

14. CITY DEPARTMENT REPORTS.

A. Community & Economic Development
B. Finance
C. Fire
D. Human Resources
E. Parks & Recreation
F. Police
G. Public Works
Recommendation: Informational item only, no action to be taken. 4 pgs. 195-202
pgs. 203-252
pgs. 253-266
pgs. 267-272
Los Banos City Council Agenda – April 15, 2026 Page 5 of 5

15. CITY ATTORNEY REPORT.

Recommendation: Informational item only, no action to be taken.

16. CITY MANAGER REPORT.

Recommendation: Informational item only, no action to be taken.

17. CITY COUNCIL MEMBER REPORTS.

A. Refugio LLamas – District 2
B. Marcus Chavez – District 3
C. Deborah Lewis – District 4
D. Mitzy Perez – District 1
E. Michael Amabile – Mayor

18. CLOSED SESSION.

A. Public Employee Performative Evaluation, Title: City Attorney, Pursuant to Government Code Section 54957(b).

19. ADJOURNMENT.

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. ______________________________________________________________________________________________________________________________ Vionna Lin, Assistant City Clerk Dated this 10th day of April 2026 5 THIS PAGE IS INTENTIONALLY LEFT BLANK
6 Certificate of recognition
Presented to

HALEY LEONARD
Planning Technician – Community & Economic Development Department In recognition of your outstanding performance
and dedicated service to the City of Los Banos and for
being named “Employee of the Month” for March 2026.

Awarded April 15, 2026
________________________
Michael S. Amabile, Mayor
ITEM 5A
7 THIS PAGE IS INTENTIONALLY LEFT BLANK
8 PROCLAMATION RECOGNIZING
Los banos police explorer post #864

APPROVED:
_________________________________
ATTEST: Michael S. Amabile, Mayor
_____________________________________
Lucille L. Mallonee, City Clerk
WHEREAS, law enforcement exploring, commonly referred to as Police Explorers, is an American vocational educational program that allows local youth to explore a career in law enforcement by working with local law enforcement officers; and
WHEREAS, the Law Enforcement Explorer Program was founded on July 12, 1937 as an affiliate of the Boy Scouts of America. The program is available to qualified local youth between the ages of 14 and 20; and WHEREAS, the Los Banos Police Explorer Post #864 has been an active program in our community since the 1990s. Our Police Explorers participate in the following: weekly trainings covering various law enforcement topics, ride-alongs with our patrol staff, community service events, and conferences and competitions; and
WHEREAS, on March 28, 2026, Los Banos Police Explorer Post #864 participated in the 2026 Merced County Police Explorer Competition where our Explorers competed against all of the Explorer Posts in Merced County; and
WHEREAS, our Explorers scored 1st Place and 2nd Place Ride-Along Simulation, 2nd Place Male Obstacle Course, 3rd Place Written Examination (Procedural Law), 2nd Place Crime Scene Search, 2nd Place Firearms Qualifications, and 2nd Place Team Tug-of-War; and
WHEREAS, the City of Los Banos and the Los Banos Police Department are committed to providing a comprehensive training program focusing on leadership, competition, character development, good citizenship and service to the community.

NOW, THEREFORE, BE IT PROCLAIMED, I Michael S. Amabile, Mayor, and City Council of the City of Los Banos do hereby recognize and congratulate the Explorers and Advisors of Los Banos Police Explorer Post #864 on their accomplishments at the 2026 Merced County Police Explorer competition. The dedication, effort and commitment to the law enforcement field by these youth is much admired.

In witness whereof, I have hereunto set my hand and cause to be affixed the seal of the City of Los Banos, this 15th day of April, 2026. 9 ITEM 5B

THIS PAGE IS INTENTIONALLY LEFT BLANK
10 PROCLAMATION RECOGNIZING
The 57th annual professional
Municipal clerks week

APPROVED:
_________________________________
ATTEST: Michael S. Amabile, Mayor
_____________________________________
Lucille L. Mallonee, City Clerk
WHEREAS, the Office of the Professional Municipal Clerk, a time honored and vital part of local government exists throughout the world; and
WHEREAS, the Office of the Professional Municipal Clerk is the oldest among public servants; and
WHEREAS, the Office of the Professional Municipal Clerk provides the professional link between the citizens, the local governing bodies and agencies of government at other levels; and
WHEREAS, Professional Municipal Clerks have pledged to be ever mindful of their neutrality and impartiality, rendering equal service to all; and
WHEREAS, the Professional Municipal Clerk serves as the information center on functions of local government and community; and
WHEREAS, Professional Municipal Clerks continually strive to improve the administration of the affairs of the Office of the Professional Municipal Clerk through participation in education programs, seminars, workshops and the annual meetings of their state, provincial, county and international professional organizations; and WHEREAS, it is most appropriate that we recognize the
accomplishments of the Office of the Professional Municipal Clerk.

NOW, THEREFORE, BE IT PROCLAIMED, I Michael S.

Amabile, Mayor, and City Council of the City of Los Banos do hereby recognize the week of May 3 through 9, 2026 as Professional Municipal Clerks Week and further extend appreciation to our Professional Municipal Clerks Lucy Mallonee and Vionna Lin for the vital services they perform and their exemplary dedication to the community they represent.

In witness whereof, I have hereunto set my hand and cause to be affixed the seal of the City of Los Banos, this 15th day of April, 2026.

ITEM 5C
11 THIS PAGE IS INTENTIONALLY LEFT BLANK
12 Check Number Payment Date Vendor Payment Amount
257086 03/27/2026 Anabasis LLC 36,947.00
257087 03/27/2026 AT&T Mobility 6,057.27
257088 03/27/2026 City of Los Banos Escrow Account 3,984.47 257089 03/27/2026 Los Banos High School Boys Basketball 3,000.00 257090 03/27/2026 Los Banos HIgh School Girls Basketball 3,000.00 257091 03/27/2026 Javier Maganda 113.00
257092 03/27/2026 Merced County Sheriff Explorer Post # 322 Inc. 680.00 257093 03/27/2026 Samuel Morales 1,404.00
257094 03/27/2026 John P. Soares 442.50
257095 03/27/2026 US Bank Corp Pymt System 61,493.73
257097 03/27/2026 Watermill Express 3,133.79
257098 03/27/2026 Agee Construction Corporation 101,535.73 257099 03/27/2026 Angel Armor, LLC 4,984.00
257100 03/27/2026 APLPD Holdco, Inc. 697.72
257101 03/27/2026 AT&T 1,113.70
257102 03/27/2026 Beacon Athletics LLC 1,555.09
257103 03/27/2026 Beam Insurance Administrators LLC 26,609.20 257104 03/27/2026 BlueTriton Brands, Inc. 69.45
257105 03/27/2026 Boot Barn 225.00
257106 03/27/2026 Bound Tree Medical LLC 1,172.11
257107 03/27/2026 BSK Associates 1,351.10
257108 03/27/2026 Hillarie Bettencourt 350.00
257109 03/27/2026 Callander Associates Landscape Architecture, Inc. 4,358.95 257110 03/27/2026 Cintas Corporation No.2 224.46
257111 03/27/2026 City of Modesto 500.00
257112 03/27/2026 Central Valley Concrete Inc. 1,331.10 257113 03/27/2026 Comcast 430.01
257114 03/27/2026 Federal Express Corporation 134.44
257115 03/27/2026 Fehr & Peers 2,459.63
257116 03/27/2026 Flex Technology Group LLC 3,533.09
257117 03/27/2026 Frasier Irrigation a Div. of Landmark Irrigation 852.41 257118 03/27/2026 Fresno City College 713.00
257119 03/27/2026 Hach Company 2,846.15
257120 03/27/2026 Halcyon Creek Inc. 390.00
257121 03/27/2026 Home Depot 9,002.35
257125 03/27/2026 Tim J Law 1,600.00
257126 03/27/2026 Lone Star Prisoner Transport, Inc. 1,700.00 257127 03/27/2026 Magnet Forensics LLC 14,120.57
257128 03/27/2026 Mark Thomas & Company. Inc. 30,452.47 257129 03/27/2026 Marfab Inc 313.74
257130 03/27/2026 NDN International LLC 1,031.54
257131 03/27/2026 Angeliques Niero 350.00
257132 03/27/2026 OSE 13.04
257133 03/27/2026 PG&E Company 67.69
257134 03/27/2026 Pace Supply Corp. 219.82
257135 03/27/2026 PlaceWorks, Inc. 4,051.95
CK # 257086 - 257257 04/15/26 $914,323.02
13 ITEM 8A
257136 03/27/2026 Provost and Pritchard Engineering, Inc. 1,855.50 257137 03/27/2026 PVP Communications 866.29
257138 03/27/2026 Reliance Standard Life Insurance Company 6,429.14 257140 03/27/2026 Ronny's Inc. 4,957.50
257141 03/27/2026 Jamie Ruiz 950.00
257142 03/27/2026 Save Mart Supermarkets 350.19
257143 03/27/2026 SWConstruction, Inc. 202,102.05
257144 03/27/2026 Sherwin Williams Co 302.60
257145 03/27/2026 SHI International Corp 332.48
257146 03/27/2026 Sorensens True Value 934.65
257148 03/27/2026 Stantec Consulting Services, Inc. 2,498.00 257149 03/27/2026 Superior Pool Products, LLC 5,837.37
257150 03/27/2026 T & T Pavement Markings and Products, Inc. 369.75 257151 03/27/2026 Taylor Backhoe Service, Inc. 15,114.18 257152 03/27/2026 Technicon Engineering Services, Inc. 1,741.00 257153 03/27/2026 Terryberry Company LLC 170.63
257154 03/27/2026 CalMat Co. 1,011.27
257155 03/27/2026 Uline, Inc. 20.67
257156 03/27/2026 Stephanie Pereira 272.08
257157 03/27/2026 Vanir Construction Management, Inc. 3,782.50 257158 03/27/2026 Vestis 1,074.50
257159 03/27/2026 Windecker Inc 11,916.62
257162 03/27/2026 Gray Manufacturing Co,Inc 1,138.37
257163 03/30/2026 Sally Swanson Architects, Inc. 5,705.00 257164 04/01/2026 Wild, Carter & Tipton, APC Client Trust Account 10,000.00 257166 04/03/2026 Aflac-Customer Service 215.93
257167 04/03/2026 AFSCME District Council 57 2,266.96
257168 04/03/2026 Empower Annuity Ins. Co of America 1,929.47 257169 04/03/2026 Empower Annuity Ins. Co of America 2,742.00 257170 04/03/2026 Franchise Tax Board 12.81
257171 04/03/2026 Los Banos Police Assn 910.00
257172 04/03/2026 Los Banos Police Assn. 315.00
257173 04/03/2026 MissionSquare 1,646.88
257174 04/03/2026 MissionSquare 9,900.00
257175 04/03/2026 Nationwide Retirement Solutions 5,883.16 257176 04/03/2026 Professional Fire Fighter of Los Banos Local 4703 643.50 257177 04/03/2026 State Disbursement Unit 1,471.00
257178 04/03/2026 Brenda Ceja 931.22
257179 04/03/2026 Sara Blevins 395.00
257180 04/03/2026 John Butler 287.50
257181 04/03/2026 Elk Grove Auto Group, Inc. 68,427.73
257182 04/03/2026 Fernando Garcia 995.00
257183 04/03/2026 Gouveia Engineering Inc. 8,520.49
257184 04/03/2026 Jennifer Loa 74.54
257185 04/03/2026 MId Valley Truck School, LLC 6,800.00 257186 04/03/2026 Minerva Moreno 146.95
257187 04/03/2026 Gerald "Obie" O'Brien 77.14
257188 04/03/2026 Marizol Romero 30.40
257189 04/03/2026 Jennifer Topete 1,704.00
257190 04/03/2026 Trans County Title Co. 400.00
257191 04/03/2026 AAA Business Supplies 26.99
257192 04/03/2026 Angel Armor, LLC 4,995.00
257193 04/03/2026 AT&T 480.66
257194 04/03/2026 Boot Barn 171.27
14 257195 04/03/2026 Stericycle Inc 226.00
257196 04/03/2026 Bruce's Tire Inc 975.79
257197 04/03/2026 Burton's Fire Inc. 1,356.25
257198 04/03/2026 Luis Beltran 169.00
257199 04/03/2026 Callander Associates Landscape Architecture, Inc. 2,212.19 257200 04/03/2026 Cal Traffic 342.95
257201 04/03/2026 Central Sanitary Supply, LLC 544.02
257202 04/03/2026 Central Valley Concrete Inc. 1,631.25 257203 04/03/2026 Clark Pest Control Inc 601.00
257204 04/03/2026 Coffee Break Service Inc. 313.61
257205 04/03/2026 Copy Shipping Solutions 468.73
257206 04/03/2026 Alessandra Coninck 50.00
257207 04/03/2026 Dos Palos Publishing Company 360.00
257208 04/03/2026 Nicole De La Grange 65.00
257209 04/03/2026 E.M.S. Electrical Solutions, Inc. 17,208.99 257210 04/03/2026 F S Rod Inc 4,950.00
257211 04/03/2026 Fehr & Peers 5,340.00
257212 04/03/2026 Government Staffing Services, Inc. 12,000.00 257213 04/03/2026 Granite Construction Inc 2,571.11
257214 04/03/2026 Perla Granillo 169.00
257215 04/03/2026 Halcyon Creek Inc. 360.00
257216 04/03/2026 Helena Chemical Co Inc 1,218.00
257217 04/03/2026 Hoffman Electronic Systems 151.95
257218 04/03/2026 Jerry Kelly Inc. 996.15
257219 04/03/2026 Lawson Products, Inc. 411.76
257220 04/03/2026 Michael Lewallen 4,194.75
257221 04/03/2026 Cal Links 50.00
257222 04/03/2026 Marfab Inc 687.65
257223 04/03/2026 MIssion Merced Incorporated 12,341.63 257224 04/03/2026 Municipal Maintenance Equipment, Inc. 690.22 257225 04/03/2026 Deirdre Macmahon 350.00
257226 04/03/2026 Napa Auto Parts of Los Banos 2,066.38 257227 04/03/2026 NDN International LLC 6,107.82
257228 04/03/2026 OSE 86.67
257229 04/03/2026 O'Reilly Auto Parts 1,476.35
257230 04/03/2026 PG&E Company 10,546.67
257231 04/03/2026 Pacific Landscape Supply, Inc. 15,797.95 257232 04/03/2026 Phoenix Group Information Systems 2,045.61 257233 04/03/2026 Pitney Bowes Inc 53.39
257234 04/03/2026 Purchase Power Inc 3,180.29
257235 04/03/2026 Protech Security & Electronics, Inc. 1,622.03 257236 04/03/2026 Stephanie Parra 600.00
257237 04/03/2026 RDO Equipment Co. 868.11
257238 04/03/2026 Maria Rodriguez 50.00
257239 04/03/2026 Veronica Roman 350.00
257240 04/03/2026 Safe T Lite of Modesto, Inc. 861.01
257241 04/03/2026 Safety-Kleen Systems, Inc. 73.50
257242 04/03/2026 Robert & Susan Hansen 1,000.50
257243 04/03/2026 Soltech LLC 8,134.50
257244 04/03/2026 Sorensens True Value 762.43
257246 04/03/2026 T-Mobile USA Inc. 522.24
257247 04/03/2026 Technicon Engineering Services, Inc. 2,550.00 257248 04/03/2026 Terminix Processing Center 204.00
257249 04/03/2026 The Heil CO 238.00
15 257250 04/03/2026 CalMat Co. 3,130.21
257251 04/03/2026 Estela Tiscareno 50.00
257252 04/03/2026 Vestis Group, Inc. 126.24
257253 04/03/2026 Vestis 453.84
257254 04/03/2026 Verizon Wireless 755.50
257255 04/03/2026 Maricarmen Valdez 250.00
257256 04/03/2026 Westwood Professional Services, Inc. 32,323.50 257257 04/03/2026 Windecker Inc 2,281.07
Break in check sequence due to the following: Payment Type Check #257096 (Manual Void) Regular Checks 162 914,323.02 Check #257122 - #257124 (Manual Void) Manual Voids 7
Check #257139 (Manual Void) Voided Checks 0
Check #257147 (Manual Void) 914,323.02
Check #257160 - #257161 (Utility Billing)
Check #257165 (Payroll)
Check #257245 (Manual Void)
Check #257258 - #257287 (Utility Billing)
16 CITY OF LOS BANOS

SPECIAL CITY COUNCIL MEETING MINUTES
MARCH 9, 2025
ACTION MINUTES – These minutes are prepared to depict action taken for agenda items presented to the City Council. For detail of this meeting refer to the electronic media (CD and/or audio) kept as a permanent record.

CALL TO ORDER: Mayor Amabile called the City Council Meeting to order at the hour of 6:06 p.m.

PLEDGE OF ALLEGIANCE: Police Chief Reyna led the pledge of allegiance.

ROLL CALL – MEMBERS OF THE CITY COUNCIL PRESENT: Council Members Mitzy Perez – District 1, Marcus Chavez – District 3, Deborah Lewis – District 4, Mayor Michael Amabile, District 2 – vacant; ABSENT: None
STAFF MEMBERS PRESENT: Police Chief Reyna, City Attorney Lerner, City Manager Than, City Clerk Mallonee, Community & Economic Development Director Souza Elms, Parks & Recreation Director Heim, Finance Director Moreno, Interim Human Resources Director Carlos
CONSIDERATION OF APPROVAL OF AGENDA: Motion by Chavez, seconded by Perez to approve the agenda as submitted. The motion carried by the affirmative action of all Council Members present.

PUBLIC FORUM: MEMBERS OF THE PUBLIC MAY ADDRESS THE CITY COUNCIL

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. Mayor Amabile invited the public to come forward to speak. CARLOS FLORES addressed the City Council regarding concerns about the pace of city action and overall development in Los Banos. He acknowledged the Council’s diversity as historic but emphasized ongoing community challenges, including deteriorating roads, infrastructure delays, and the growing need for additional businesses, services, and city resources as the population expands. He raised concerns about the quality and cost of new housing developments, stating that homes are being sold at high prices despite substandard construction features such as incomplete or low-quality fencing, minimal and inadequate landscaping, and designs that may contribute to safety concerns. He also noted issues with ground shifting and concrete deterioration, citing cracks in sidewalks and his own property, and questioned who is accountable for these deficiencies and who permits such development standards. He expressed frustration with the city’s slow response to maintenance and infrastructure issues, warning that continued delays will worsen conditions over time. He compared Los Banos to other cities, noting long timelines for repairs elsewhere and expressing concern that similar or worse delays could occur locally. He further questioned the Council’s transparency and communication with residents, asking how the public can stay informed about agenda items, decisions, and ongoing projects, and whether Council Members conduct outreach or hold meetings within their districts to gather community input.

Additionally, he highlighted concerns about homelessness, describing conditions in the city as severe and inadequate, and referencing limited capacity in local facilities such as shelters and respite services. He stated his intention to organize efforts and use social media to bring attention to the issue and the city’s response. He urged the Council to take greater accountability, improve communication and engagement with residents, and ensure that current and future leadership actively advocates for and responds to the needs of the community. No one else came forward to speak and the public forum was closed.

CONDUCT INTERVIEWS FOR FILLING THE LOS BANOS CITY COUNCIL MEMBER VACANCY IN DISTRICT 2 AND SELECT ONE APPLICANT TO FILL VACANT CITY 17 ITEM 8B
COUNCIL SEAT; CITY COUNCIL RESOLUTION NO. 7063 – APPROVING AN

APPOINTEE TO THE LOS BANOS CITY COUNCIL TO SERVE THE REMAINING TERM OF THE DISTRICT 2 SEAT ON THE LOS BANOS CITY COUNCIL. City Attorney Lerner presented the staff report regarding the District 2 City Council vacancy following the resignation of Evan Sanders on January 9, 2026. The Council had previously directed staff on March 4, 2026, to initiate the appointment process, including posting the vacancy, accepting applications, and holding a special meeting to fill the position. In accordance with state law, the Council must fill the vacancy within 60 days, with the deadline of March 10, 2026. The appointed individual will serve the remainder of the term through December 2026. City Attorney Lerner noted that three qualified applications were received, with two applicants present for interviews at the meeting. She outlined the interview and selection process, which follows a previously approved format. Each applicant would be interviewed separately in open session, with the order determined randomly. Applicants would be given up to five minutes for an introduction and one and a half minutes to respond to each of six predetermined questions. The selection requires an affirmative vote of at least three members, with the final appointment to be confirmed by resolution.

The Council confirmed and, by consensus, approved use of the same interview process as previously implemented. The Council also confirmed the use of a ranked voting method in which each Council Member assigns point values to the two candidates, with the applicant receiving the highest total points to be appointed.

Mayor Amabile acknowledged receipt of several letters submitted to the City Council in support of a candidate. The City Clerk reported a total of six letters, all expressing support for Refugio LLamas. The letters were submitted by Pastor Randy Bittle, Armanda Ruiz, Baldo Salcido, Robert and Yolanda Ordunez, Chuck Erreca, And Peggy Kozich.

City Clerk Mallonee pulled names to set the order in which the candidates will be interviewed as follows: 1. Tyler Anthony Castillo 2. Refugio LLamas They each came forward to give their opening statement and responded to the following questions as read by City Clerk Mallonee: 1. What do you feel would be the most important economic catalyst for Los Banos moving forward? 2. How does a strong local business community make Los Banos a better place to live? 3. What are your thoughts on creating a sense of community pride in Los Banos? 4. Why should you be chosen to represent your District and what do you hope to accomplish as a council representative for our District? 5. What do you feel is the biggest challenge facing Los Banos, and how do you feel it should be addressed? 6. What do you feel is the best reason someone would want to move to Los Banos and why?
City Clerk Mallonee handed out the ballots for voting. [Each Council Member shall rank by written ballot the two (2) applicants in order of preference. The applicants will be assigned a point value: 3 points for 1st choice, 2 points for 2nd choice.] The applicant who receives the most postings will be selected.

City Clerk Mallonee read the votes aloud: Council Member Perez voted for Refugio LLamas – 3 points, Tyler Anthony Castillo – 2 points; Mayor Amabile voted for Refugio LLamas – 3 points, Tyler Anthony Castillo – 2 points; Council Member Chavez voted for Refugio LLamas – 3 points, Tyler Anthony Castillo – 2 points; Council Member Lewis voted for Refugio LLamas – 2 points, Tyler Anthony Castillo – 3 points.

City Clerk Mallonee tallied the votes: Refugio LLamas = 11 points, Tyler Anthony Castillo = 9 points. Refugio LLamas is declared the applicant to fill the vacancy in District 2.

Mayor Amabile thanked the applicants again and reminded them that there are vacancies on different City commissions and to consider applying for those.

Motion by Chavez, seconded by Perez to adopt City Council Resolution No. 7063 – Approving an Appointee [REFUGIO LLAMAS] to the Los Banos City Council to Serve the Remaining Term of the District 2 Seat on the Los Banos City Council. The motion carried by the affirmative action of all Council Members present.

ADMINISTRATION OF OATHS OF OFFICE TO NEWLY APPOINTED COUNCIL MEMBERS IN DISTRICTS 2 & 3; COUNCIL MEMBER REFUGIO LLAMAS – DISTRICT

2. City Clerk Mallonee administered the Oath of Office to Refugio LLamas – District 2. 18 Council Member LLamas took his seat at the dais. Mayor Amabile welcomed him to the City Council. Council Member LLamas provided brief remarks, expressing gratitude to God, his wife, and the Council for their support and trust. He stated his commitment to serving the residents of District 2, ensuring their voices are heard, and carrying out the will of the people in accordance with the law.

ADJOURNMENT. The meeting was adjourned at 6:50 p.m.

APPROVED:
____________________________
Michael S. Amabile, Mayor
ATTEST:
_______________________________
Lucille L. Mallonee, City Clerk
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20 CITY OF LOS BANOS

CITY COUNCIL MEETING MINUTES
March 18, 2026
ACTION MINUTES – These minutes are prepared to depict action taken for agenda items presented to the City Council. For a detailed account of this meeting, refer to the video recording available on YouTube, which serves as a permanent record.

CALL TO ORDER: Mayor Amabile called the City Council Meeting to order at the hour of 6:00 p.m.

PLEDGE OF ALLEGIANCE: Police Commander Melden led the pledge of allegiance.

ROLL CALL – MEMBERS OF THE CITY COUNCIL PRESENT: Council Members Mitzy Perez – District 1, Refugio LLamas – District 2, Marcus Chavez – District 3, Deborah Lewis – District 4, Mayor Michael Amabile
STAFF MEMBERS PRESENT: City Manager Than, City Attorney Lerner, City Clerk Mallonee, City Treasurer Lawrence, Community & Economic Development Director Souza Elms, Police Commander Melden, Public Works Director Via, Fire Chief Tualla, Finance Director Moreno, Parks & Recreation Director Heim, Interim Human Resources Director Carlos
CONSIDERATION OF APPROVAL OF AGENDA: Motion by Lewis, seconded by LLamas to approve the agenda as submitted. The motion carried by the affirmative action of all Council Members present.

PRESENTATIONS.

CERTIFICATE OF RECOGNITION – EMPLOYEE OF THE MONTH FOR FEBRUARY 2026 – BRENDA CEJA, HUMAN RESOURCES TECHNICIAN, ADMINISTRATION DEPARTMENT. Mayor Amabile presented the certificate to Brenda Ceja who was in attendance to accept.

CERTIFICATE OF RECOGNITION – BLANCHE JORGE FOR VOLUNTEER SERVICE AT THE LOS BANOS ANIMAL SHELTER. Mayor Amabile presented the certificate to Blanche Jorge who was in attendance to accept.

PROCLAMATION RECOGNIZING GOVERNMENT FINANCE PROFESSIONALS WEEK. Mayor Amabile presented the proclamation to Finance staff who was in attendance to accept.

NEW EMPLOYEE INTRODUCTIONS. City Manager Than presented the staff report, asking each department head to come forward and introduce their new employees: Police Commander Melden introduced Nikolaus Rowell, Maintenance Worker I (who was in 21 ITEM 8C
attendance); Public Works Director Via introduced Virginia Chavez, Admin Clerk I and Jose Duarte, Maintenance Worker I (who was in attendance).

MERCED COUNTY ENVIRONMENTAL HEALTH PRESENTATION REGARDING UNPERMITTED VENDOR ENFORCEMENT – BY MARK MIMMS, DIRECTOR OF

COMMUNITY AND ECONOMIC DEVELOPMENT, AND AMANDA DURAN, DEPUTY DIRECTOR OF THE ENVIRONMENTAL HEALTH DIVISION. Police Commander Melden presented the staff report, introducing Mark Mimms, Merced County Director of Community & Economic Development, and Amanda Duran, Merced County Deputy Director of the Environmental Health Division. Mr. Mimms came forward to speak and then Ms. Duran spoke in more detail regarding unpermitted vendor enforcement in the County of Merced, which included a PowerPoint presentation. She spoke about the department’s enforcement authority under health and safety codes, which allows staff to inspect food facilities, impound unsafe or contaminated food and equipment, issue citations, and impose triple fines for operating without permits. She noted that the department is exploring additional enforcement mechanisms, including vehicle impoundment, penal code violations, and tax evasion, as unpermitted food vending appears to be part of larger, coordinated operations. She described ongoing enforcement efforts involving repeat vendors and highlighted common unsafe practices such as lack of refrigeration, improper food storage, absence of handwashing and sanitation, and transporting perishable foods without temperature control, all of which pose significant public health risks. Ms. Duran also shared findings from suspected illegal commissary sites where food is prepared in unsanitary conditions, including improper storage, crosscontamination, and inadequate cleaning facilities, and noted possible connections to broader organized activity. She explained that confiscated equipment is held for 30 days for retrieval, though most is not reclaimed and is ultimately disposed of, with efforts underway to explore recycling options. She clarified that Microenterprise Home Kitchen Operations are not currently permitted in Merced County and cautioned against purchasing food from unregulated home-based vendors, encouraging residents instead to pursue approved cottage food permits. Ms. Duran highlighted the department’s ongoing outreach efforts, including community events, educational materials, and partnerships with local agencies to improve awareness, support compliance, and protect public health.

Mayor Amabile commented that the increase in unlicensed food vendors gives the impression that conditions are regressing compared to past years and noted reports that many vendors are coming from out of town. Ms. Duran expanded on these concerns, explaining that Environmental Health is working closely with law enforcement to track vendors and has identified a broader, organized network operating across multiple counties. She noted ongoing collaboration with District Attorney offices in Monterey and Stanislaus Counties, as well as locally, to investigate the scope of these activities, and described related investigations that have uncovered unsafe living conditions and links to other criminal activity. Mayor Amabile thanked the County and its departments for their continued enforcement efforts, emphasizing the importance of protecting public health and raising community awareness.
22 Council Member Lewis noted that she has observed vendors operating on private property in County areas and expressed uncertainty about whether they are properly licensed. She referenced practices in San Diego, where vendors display clearly visible A, B, or C rating cards, allowing the public to easily verify compliance. Ms. Duran responded that vendors are legally required to post their permits and that members of the public may request to see them, though visibility can sometimes be limited. Council Member Lewis expressed interest in exploring more visible signage requirements to make it easier for the public to identify permitted vendors.

Council Member Lewis inquired about how fines are issued when illegal vendors are encountered, particularly given concerns that individuals working at the sites may not be the actual operators. Ms. Duran explained that invoices and fines are directed to the owner of the operation, not the workers on-site, with ownership typically determined through vehicle registration or information gathered during inspections. Council Member Lewis also asked about enforcement related to flower vendors, and Ms. Duran clarified that Environmental Health does not oversee those vendors, as they fall under other areas such as business licensing and County code enforcement.

Council Member LLamas asked whether home kitchens are authorized. Ms. Duran clarified that MEHKOS are not authorized for full meal preparation, but cottage foods— shelf-stable items such as cakes, cookies, and canned goods—may be permitted for home production. MEHKOS is not included under the current ordinance.

City Manager Than thanked the County for the presentation and for their efforts to keep citizens safe. He noted that over the past six months, the County CEO and City managers have recognized the Community’s needs, as complaints arose regarding people getting sick, highlighting the importance of safety and public health. He emphasized the need for regulated businesses that meet the highest safety standards and acknowledged the County’s efforts to increase staffing in relevant divisions. Collaboration between the County and multiple jurisdictions was noted as effective in addressing cross-boundary criminal enterprises.

LEGISLATIVE UPDATES – BY CITY ATTORNEY MARY LERNER. City Attorney Lerner presented the staff report, which included a PowerPoint presentation. She spoke in more detail to provided legislative updates, noting that she plans to present them quarterly throughout the year. She highlighted significant laws that took effect January 1, 2026, and upcoming legislation for 2027, emphasizing the importance of aligning city ordinances and policies with state law. She spoke in more detail about SB 707 (Brown Act), including expanded teleconferencing rules, outreach requirements, and language translation; SB 827 (Financial Training) for local officials; AB 339 (City Contracting) requiring notice to labor organizations; SB 634 and SB 346 (Housing and Community); AB 671 (Housing and Community) streamlining restaurant building plan approvals; AB 130 (Homeless Shelters) requiring inspections and reporting; SB 254 (Wildfire Mitigation) addressing electrical infrastructure and insurance; SB 598 (Public Contracts/Water Infrastructure) to expedite water projects; and AB 379 (Human Trafficking) enhancing law enforcement tools and victim services. She also noted other legislation affecting public protections, pets, plastics, housing, and redistricting. Staff is developing policies to ensure 23 compliance, and she offered to provide additional details on any item Council wished to review further.

Mayor Amabile asked about changes in the City Council meetings starting July 2026 and whether there would be a delay in the broadcast. City Attorney Lerner responded that meetings must remain strictly live, with no delay. She explained that disruptive commenters (“Zoom bombers”) sometimes begin with comments that appear within the Council’s jurisdiction but then turn inappropriate. Staff will first remind speakers to stay on topic, and if the behavior continues, the individual may be cut off. Removal is based on relevance to Council jurisdiction, not the content of speech, and determining when to intervene depends on observing whether comments relate to Council business.

Mayor Amabile recalled that approximately 25 years ago, some individuals came to the podium to deliver their public comments in song form, including singing with guitars during their allotted time. He explained that while these performances were not directly related to City Council business, it was still necessary to clearly hear and understand the lyrics being presented. He emphasized that this practice requires careful attention to content in order to ensure compliance and to avoid potential First Amendment challenges against the City, underscoring the importance of mindful oversight.

Mayor Amabile inquired about the ability to participate remotely in City Council meetings beginning in July 2026, noting an understanding that such participation would be allowed at that time. City Attorney Lerner responded that remote participation is already permissible if a two-way teleconferencing system is in place, allowing members to be considered present and to cast votes. She explained that current requirements include both audio and visual participation and outlined the applicable frameworks under the Brown Act, including traditional rules, emergency provisions, and “just cause” exceptions.

She added that, for example, a member who is ill may request a just cause exception to participate remotely with council approval. Under traditional Brown Act rules, the remote location must be listed on the agenda, the agenda must also be posted at that location within required timeframes, the site must be accessible to the public, and the meeting must be conducted so the public can hear proceedings from that location.

Mayor Amabile inquired about upcoming financial training focused on budgets and fiscal responsibility. City Attorney Lerner noted that Ms. Moreno and herself are collaborating to develop or identify an appropriate training program for required participants. The training will include both financial and legal components. Mayor Amabile then asked if there were any questions from the Council.

Council Member Lewis asked whether Brown Act training for the Council is being considered. City Attorney Lerner responded that such training is planned for the future and can be scheduled during an upcoming workshop or divided into multiple sessions across meetings, using the provided handbooks as a basis for presentation. Mayor Amabile spoke to anticipated changes beginning in July, including reducing public comment time limits—potentially to two minutes—to accommodate translation needs, noting that courts have found two minutes to be reasonable. City Attorney Lerner also 24 noted that some new procedures are already being gradually implemented, such as inviting public comment on agenda items prior to Council action. Mayor Amabile asked the Council if they had any further questions and expressed appreciation for the presentation.

PUBLIC FORUM: MEMBERS OF THE PUBLIC MAY ADDRESS THE CITY COUNCIL

She reported on a recent project in which feral wild cats were captured, including 25 females, and spayed prior to kitten season, preventing a significant number of potential kittens and positively impacting the local animal population. No one else came forward to speak and the public forum was closed.

CONSIDERATION OF APPROVAL OF CONSENT AGENDA. Council Member LLamas requested to pull item 10 D - City Council Resolution No. 7066 – Approving the Purchase of GETAC Mobile Data Computers in the Amount of $39,004.42 from PCN Strategies for Use in Police Patrol Vehicles for discussion and approval.

Motion by Lewis, seconded by Chavez to approve the consent agenda, with the removal of item 10 D – City Council Resolution No. 7066 – Approving the Purchase of GETAC Mobile Data Computers in the Amount of $39,004.42 from PCN Strategies for Use in Police Patrol Vehicles, as follows: Check Register for #256569 – #256828 in the Amount of $1,099,642.61; City Council Resolution No. 7064 – Authorizing the Release of Unclaimed Checks in the Amount of $30, 070.75, Pursuant to California Government Code Section 50050 and 50053 to the City of Los Banos; City Council Resolution No. 7065 – Approving and Authorizing the Mayor to Execute the 2026 Restated Joint Powers Agreement of the Transit Joint Power Authority of Merced County (TJPA); City Council Resolution No. 7066 – Approving the Purchase of GETAC Mobile Data Computers in the Amount of $39,004.42 from PCN Strategies for Use in Police Patrol Vehicles; City Council Resolution No. 7067 – Approving the Revised and Restated Memorandum of Agreement Among the Delta-Mendota Subbasin Groundwater Sustainability Agencies. The motion carried by the affirmative action of all Council Members present.

City Council Resolution No. 7066 – Approving the Purchase of GETAC Mobile Data Computers in the Amount of $39,004.42 from PCN Strategies for Use in Police Patrol Vehicles. Council Member Llamas requested more information regarding the proposed 25 expansion. Police Commander Melden spoke in detail about the department’s current mobile data computers (MDCs), explaining that the large Panasonic devices create challenges when multiple officers are in a vehicle, including obstructing the vehicle shifter and creating potential safety hazards. He described the proposed solution of using smaller G-Tech ruggedized computers, which provide the same functionality with enhanced features such as a rotating top for dual-user operation and the ability to function as a tablet without obstructing the vehicle. These devices are expected to improve operational efficiency, training, and safety for officers in patrol vehicles.

Motion by LLamas, seconded by Lewis to adopt City Council Resolution No. 7066 – Approving the Purchase of GETAC Mobile Data Computers in the Amount of $39,004.42 from PCN Strategies for Use in Police Patrol Vehicles. The motion carried by the affirmative action of all Council Members present.

PUBLIC HEARING – TO RECEIVE PUBLIC COMMENT AND CONSIDERATION OF ADOPTING THE 2025 ANNUAL REPORT ON THE STATUS OF THE HOUSING

ELEMENT OF THE GENERAL PLAN AND PROGRESS IN ITS IMPLEMENTATION AND GENERAL PLAN STATUS REPORT. Community & Economic Development Director Souza Elms presented the staff report, which included a PowerPoint presentation. She spoke regarding the City’s annual housing element report. She noted that Los Banos is one of two jurisdictions in Merced County with a certified housing element for the sixth planning cycle, which began in 2024. Compliance with state housing element law ensures eligibility for state grant funding, including the $11.8 million Encampment Resolution Fund, and allows the City to apply for Community Development Block Grant (CDBG) funding. The 2025 Regional Housing Needs Allocation (RHNA) report showed a shortfall of 2,554 units across all income categories, with 12 units recently built by the Merced County Housing Authority and 28 accessory dwelling units contributing to the totals. New projects, including the One Tree permanent supportive housing development, are expected to help meet extremely low-income housing needs in 2026. Proposed legislation, SB 967, could also provide credit for emergency shelters.

Director Souza Elms reviewed progress on the City’s eight housing element goals, including providing adequate sites, removing governmental constraints, maintaining and improving existing housing stock, ensuring access to housing, increasing homeownership, maintaining affordable rental units, and encouraging special needs housing projects. She reported that the general plan 2042 remains in effect, with one recent amendment to accommodate high-density residential development. The 2026 work program includes continued implementation of housing element programs, zoning code updates, complete streets projects such as Pioneer Road, and preliminary planning for long-range initiatives like annexation readiness and employment center infrastructure.

Public hearing notices were published on March 4 in the Westside Express, and no comments had been received as of the report. She concluded with an opportunity for Council questions.

Mayor Amabile opened the public hearing. No one came forward to speak and the public hearing was closed.
26 Council Member Chavez asked whether the current shortfall of 2,554 units to be met by 2032 will change. Director Souza Elms responded that reaching the original total of 3,132 units remains the goal, noting that the real challenge is achieving the extremely low- and very low-income categories. She explained that while the above-moderate category is expected to be achievable, the low-income categories are difficult because the City can facilitate but not directly develop projects, which often require subsidies, tax credits, or grant funding. Ms. Souza Elms emphasized that showing ongoing progress—such as the One Tree project providing emergency shelter units and applying for funding—is important to demonstrate compliance to the Department of Housing and Community Development (HCD).

City Manager Than asked whether the RHNA number will change. Ms. Souza Elms responded that the City’s RHNA allocation of 3,132 units, which began in 2024, has not changed for this cycle and serves as the baseline for reporting the annual shortfall. She explained that allocations have increased from previous cycles—for example, Los Banos’ 2014–2021 allocation was 2,480 units—and noted that the current total includes credits the City received during the housing element update. Mr. Than added context by comparing Los Banos’ allocation to other jurisdictions, highlighting that larger cities, such as Los Angeles, saw their allocations rise significantly, from 82,000 units in the prior cycle to 456,643 units in the current cycle.

Council Member Llamas acknowledged that developing very low- and low-income housing is a very challenging topic and emphasized that it is very expensive for the City to build these units. He expressed hope that the City will continue to find ways to create more housing for these income levels. Council Member Llamas also noted the potential for a bottleneck at the One Tree facility if additional lower-income housing is not available for residents to transition into, stressing the importance of addressing this in future planning efforts.

Mayor Amabile asked how many hours were involved in preparing the report. Ms. Souza Elms responded that it required many hours, noting that the process is data-intensive and involves significant analysis, with preparation beginning immediately on January 1 to ensure the report was ready for presentation by March 18.

Motion by Chavez, seconded by Perez to adopt City Council Resolution No. 7068 – Adopting the 2025 Annual Report on the Status of the Housing Element of the General Plan and Progress in Its Implementation and General Plan Status Report. The motion carried by the affirmative action of all Council Members present.

CONSIDERATION OF ADOPTION OF CITY COUNCIL RESOLUTION NO. 7069 –

APPROVING AND AUTHORIZING THE CITY MANAGER TO EXECUTE THE SECOND

AMENDMENT WITH IMAGINE WAY MORE LLC FOR MEDIA CONTENT CAPTURING AND PRODUCTION SERVICES. City Manager Than presented the staff report, which included a PowerPoint presentation. He spoke regarding Council consideration the second amendment to the contract with Imagine Way More LLC, the City’s content generator since 2024. The firm was originally selected to modernize community outreach as residents increasingly seek information via short social media posts and videos rather than traditional mailers or bulletin boards. The contract initially focused on social media 27 content, videos, and photos, but the proposed amendment expands the scope to include narrative explanations of projects, educational “how-to” content, and information on City services, such as online utility bills, business licenses, and public requests. Content will be directed by the future Public Information Officer and delivered regularly to keep the Community engaged. Mr. Than highlighted successful past content, such as the Speed Cushions how-to video, which received over 3,300 views, and emphasized the importance of timely updates, public input, and transparency. The amended contract is proposed for two years at $5,000 per month, reduced from the original $7,500, with no CPI escalation, generating savings to support a future Public Information Officer position.

Mr. Than concluded by noting this approach will enhance public engagement, provide high-quality content, and serve as a model for other agencies.

Mayor Amabile invited the public to come forward and speak. KATHY BALLARD stated that she has a problem with the cost of $5,000, noting that although it is lower than the original $7,500, she still feels $5,000 is too high. She expressed that the videos do not do anything for her and that events are usually posted after they occur rather than beforehand to prompt attendance, suggesting the City should advertise upcoming events.

She noted that other websites use photos that can be sourced elsewhere, and that when the program first started, many videos were created and distributed to make the City more attractive to businesses. She also mentioned that the City’s Facebook account has 8,000 followers, which she feels is a high price for that level of engagement. While she has heard others say the program is beneficial, she recalled that years ago a monthly newsletter provided after-the-fact updates, and suggested that communications should go out before events to increase participation. BLANCHE JORGE shared that she uses social media to respond to questions by downloading and sharing videos. She cited examples, including the grand opening of Rare Earth Coffee and LBPD DUI enforcement videos, as well as videos about the animal shelter and its services. She emphasized that this outreach is significant, stating that the value of reaching people is instrumental for the City and vital for planning and building. She noted that all followers of the Animal Shelter enjoy being informed through these digital updates. No one else came forward to speak.

Council Member Lewis stated that many of the current issues with City content would likely be addressed once the City’s website is revamped, noting that discussions on platforms like NextDoor are a different avenue. She expressed that she had concerns about this contract when it was $7,500 per month and, as someone who does not use Facebook, still feels that $5,000 per month is too high. She acknowledged the city’s intent to provide video content but noted the cost to citizens. She also mentioned receiving snippets of content, sometimes unable to open them, and raised concerns about repetitive street repair videos. She questioned the contract structure, including whether it was month-to-month, monthly billing, and how soon bills must be submitted. Mr. Than clarified that the contract is based on the City’s standard professional services agreement, which includes a 30-day termination clause carried over from the original agreement. He agreed that not all residents are on social media but noted that the Police Department has a significant following. He also highlighted that the new contract will focus on more narrative-style videos, integrate social media content with the revamped city website, and acknowledged that younger generations increasingly rely on social media for information. 28 Council Member Lewis asked whether an analysis had been done to determine the audience. City Manager Than responded that while the city does not track comments, social media metrics allow tracking of views and followers. Council Member Lewis emphasized her focus on dollars per service and expressed that she is looking forward to the revamped website, which will make city information accessible to all residents, including those not on social media. She questioned whether there is sufficient data to justify the costs of social media content relative to its value.

Council Member Chavez emphasized that with social media, the City needs to stay ahead by educating the public and recognizing that times have changed in how residents consume information. He noted that analytics can be obtained to track engagement and measure impact. He added that the $5,000 per month cost is a good deal given how expensive it is to produce content effectively. He also highlighted the importance of tying all social media content to the City website, noting that traditional TV is declining and, in his household, they only keep a TV for news.

Council Member Perez agreed that the contract represents a good deal, noting from her experience with social media marketing that the equipment and editing tools can be expensive and time-consuming. She supports the changes being made to the website and social media strategy and emphasized the importance of getting information out more quickly. She also highlighted the need for greater participation, particularly from younger generations who primarily receive news and information via social media, and noted that social media serves as a valuable platform for residents to communicate and interact with each other.

Council Member LLamas asked if there are any additional costs, such as mileage or equipment. City Manager Than confirmed that there are no other costs beyond the $5,000 per month. Mr. LLamas noted that there was a recent incident where public information was not provided in a timely manner, and that this contract could help address such gaps, especially with the Public Information Officer. However, he expressed that the $5,000 monthly cost seems high, and with the addition of a PIO and benefits, the total package would exceed $100,000. He also asked what metrics were used to evaluate the effectiveness of this contract in previous years.

Council Member Lewis raised a question about whether the social media content from this contract would be interactive or primarily for disseminating new information, noting that while social media interaction is common, this may not be the purpose here. City Manager Than clarified that when content is posted to social media, the public can comment and share the videos, but the City does not have a legal obligation to read or respond to comments and does not currently plan to do so. The primary goal of the contract is to efficiently distribute information to the public and maintain transparency.

Mayor Amabile noted that the City has largely gone dark on social media and emphasized the importance of professionally produced videos to maintain a positive public image. He stated that the $5,000 monthly cost is a reasonable deal and highlighted that the contract includes a 30-day termination clause, allowing either party to exit if needed. Mayor Amabile stressed that the primary issue has been a lack of transparency and communication, with residents often unsure of what is happening in the City. He described 29 this social media effort as the first step, with the website revamp as the second step, noting that trying this approach is necessary to determine its effectiveness. He referenced examples such as Merced College, which uses a dedicated crew to support communications, and emphasized that professional communication is key to building community pride. He also explained that social media drives traffic to the website, which is essential for reaching residents who do not use social media. City Manager Than added that there is strong interest in accountability and suggested bringing back a report in six months to demonstrate the content produced under the contract. He then invited Corri Silveira from Mid-Valley IT to explain that videos can be uploaded directly to the City website in MP4 format, making them accessible without social media.

Motion by Chavez, seconded by Perez to adopt City Council Resolution No. 7069 – Approving and Authorizing the City Manager to Execute the Second Amendment with Imagine Way More LLC for Media Content Capturing and Production Services. The motion carried by the affirmative action of all Council Members present, Lewis voting No.

CONSIDERATION OF ADOPTION OF CITY COUNCIL RESOLUTION NO. 7070 –

APPROVING A THREE-YEAR MANAGED IT SERVICES AGREEMENT WITH MID

VALLEY IT AND AUTHORIZING THE CITY MANAGER TO EXECUTE THE AGREEMENT. Finance Director Moreno presented the staff report, which included a PowerPoint presentation. She spoke regarding the proposed three-year managed IT services agreement with Mid Valley IT, along with SB 707 compliance upgrades for the Council chambers. The agreement is intended to maintain stable and secure IT operations while ensuring compliance with state requirements for remote public participation, and staff is requesting Council approval and authorization for the City Manager to execute the contract. The managed IT services include unlimited remote and onsite support, routine check-ins, standard and emergency response, network documentation, capital planning, and enterprise-level antivirus and monitoring tools, with a monthly cost of $12,877 for core services and $2,380 for managed backup services.

Additional subscription-based tools are billed by actual usage, and the agreement includes a 3.5% annual cost-of-living adjustment. The SB 707 compliance upgrades address the current AV system, which is outdated and includes end-of-life components, improving hybrid meeting capabilities and ensuring legal compliance for public participation. The upgrades include a dedicated Zoom/Teams PC, optional VoIP backup, new staff and clerk tables with microphones and monitors, replacement of the main chamber displays, updated production switching and graphics, new wireless microphones, improved streaming and recording, and a modern video-over-IP platform, with a total one-time cost of $358,273.80. Funding for the projects is available through the current IT budget, the San Joaquin Air Pollution Control Board grant, and PEG franchise fees. Staff recommends council approval of both the managed IT services agreement and the SB 707 AV modernization project and authorization for the City Manager to execute the contracts.

Mayor Amabile invited the public to come forward and speak. No one came forward to speak.

Council Member Chavez asked about the backup services charge. Joy Alexander, Director of Sales for Mid-Valley IT, explained that it covers all City servers, with 30 information being backed up in the cloud from all city computers, ensuring the safety of city data. Council Member Chavez noted that this includes camera video. Corri Silvera added that a large portion of the data consists of files from the virtual machines that make up the servers.

Council Member Lewis asked about the total project cost of $358,273 and what portion was specifically for the chamber upgrade. Ms. Moreno confirmed that the full amount pertains to the chamber upgrade. Council Member Lewis also gave a shout-out to the San Joaquin Valley Air Pollution Control District for the $150,000 grant, which helps offset nearly half of the project cost.

Mayor Amabile thanked Mayor Pro Tem for her persistent efforts in securing the grant from the San Joaquin Valley Air Pollution Control District.

Motion by Lewis, seconded by Perez to adopt City Council Resolution No. 7070 – Approving a Three-Year Managed IT Services Agreement with Mid Valley IT and Authorizing the City Manager to Execute the Agreement. The motion carried by the affirmative action of all Council Members present.

City Manager Nirorn stated that this is a major upgrade for the chambers and they may not be usable during the project. He noted that the $358,000 chamber upgrade could impact council operations, and that the second meeting in April and first meeting in May meetings may need to be relocated or canceled to allow time for rewiring and installation of the new AV equipment.

CONSIDERATION OF ADOPTION OF CITY COUNCIL RESOLUTION NO. 7071 –

APPROVING THE COOPERATIVE AGREEMENT FOR LOCAL IMPROVEMENTS

BETWEEN THE STATE OF CALIFORNIA, ACTING THROUGH ITS DEPARTMENT OF

TRANSPORTATION, REFERRED TO AS CALTRANS, AND THE CITY OF LOS

BANOS FOR THE COST OF SAFETY IMPROVEMENTS AT THE INTERSECTION OF STATE ROUTE 152 AND WEST I STREET AND AUTHORIZING THE CITY MANAGER TO EXECUTE THE AGREEMENT. Public Works Director Via presented the staff report, which included a PowerPoint presentation. He spoke regarding the Caltrans pavement rehabilitation project along State Route 152. The project limits extend from halfway between the college and Badger Flat Road on the west to just past San Luis Street on the east. The improvements include full pavement rehabilitation in both directions, new sidewalks in certain areas, and upgraded ADA-compliant ramps throughout the corridor.

Construction is tentatively scheduled for winter 2026, with completion expected in late spring or early summer 2027. Mr. Via explained the cooperative agreement regarding the West I Street intersection, where the City will contribute up to $200,000 for local improvements not directly related to the state highway rehab. Proposed improvements include restriping northbound lanes to provide dedicated left-turn lanes with left-turn arrows in both directions, improving safety and traffic flow. This cost also covers a small portion of engineering and design. The total project cost is approximately $23 million, with the city’s share being a small fraction. Measure B regional funds are being requested to cover these costs. Mr. Via briefed the Council on the right-of-way contract for the southwest corner of the intersection to upgrade the ADA ramp. The state will compensate the City $4,800 for the property interest conveyed, which includes full settlement of any 31 claims related to the property or improvements. Staff recommended the Council adopt resolutions authorizing the City Manager to execute both the cooperative agreement and the right-of-way contract.

Mayor Amabile invited the public to come forward and speak. No one came forward to speak.

Council Member Lewis was really happy to see the West I Street intersection project move forward, noting that she has personally experienced issues at that location. She thanked Public Works Director William Via and Caltrans for their partnership on the restriping and safety improvements.

Motion by Lewis, seconded by LLamas to adopt City Council Resolution No. 7071 – Approving the Cooperative Agreement for Local Improvements Between the State of California, Acting Through Its Department of Transportation, Referred to as CalTrans, and the City of Los Banos for the Cost of Safety Improvements at the Intersection of State Route 152 and West I Street and Authorizing the City Manager to Execute the Agreement.

The motion carried by the affirmative action of all Council Members present.

CONSIDERATION OF ADOPTION OF CITY COUNCIL RESOLUTION NO. 7072 –

APPROVING A RIGHT OF WAY CONTRACT AND CORRESPONDING DOCUMENTS

BETWEEN THE STATE OF CALIFORNIA, ACTING THROUGH ITS DEPARTMENT OF

TRANSPORTATION, REFERRED TO AS CALTRANS, AND THE CITY OF LOS BANOS FOR PARCEL 18875-1, LOCATED AT 1301 WEST I STREET AND AUTHORIZING THE CITY MANAGER TO EXECUTE THE CONTRACT. Public Works Director Via presented the staff report.

Mayor Amabile invited the public to come forward and speak. No one came forward to speak.

Motion by Lewis, seconded by Perez to adopt City Council Resolution No. 7072 – Approving a Right of Way Contract and Corresponding Documents Between the State of California, Acting Through its Department of Transportation, Referred to as CalTrans, and the City of Los Banos for Parcel 18875-1, Located at 1301 West I Street and Authorizing the City Manager to Execute the Contract. The motion carried by the affirmative action of all Council Members present.

CITY DEPARTMENT REPORTS.

Community & Economic Development. Director Souza Elms updated the Council that the Planning Commission attended the League Conference, with four Planning Commission members, herself, the planning technician, and the City Attorney in attendance. She also reported that the City of Los Banos has been awarded a $144,000 Homeless Housing Assistance and Prevention (HAP) Grant to assist with the One Tree project. Grading has begun at One Tree, with lots of activity on site, and the next steps include installation of infrastructure followed by delivery of the modular units. 32 Finance. Director Moreno reported that the budget cycle is starting and staff will be working with the City Manager to update the schedule and deadlines for all departments.

She noted the possibility of a Cinco de Mayo workshop, confirmed that staff is continuing to assist residents with water shutoffs, and congratulated her team in advance for Government Finance Week next week.

Fire. Fire Chief Tualla reported that firefighter and engineer testing is scheduled for the upcoming week. He also noted that as part of a recent Sunday alarm event, the department installed nearly 110 smoke detectors, focusing on the area just north of B Street in the Santa area, in cooperation with the Red Cross and County Fire. He highlighted that the fire staff performed well despite a very busy weekend with multiple fire incidents.

Human Resources. Interim Director Isabel Carlos reported that the department facilitated the new hires presented earlier in the meeting, welcomed them to the city team, and noted that additional new hires will be presented to the Council in the near future.

Parks & Recreation. Director Heim provided updates to the Council, highlighting the fifth annual Easter Egg Hunt on March 28 at Oliveira Park, updates on Sunrise Ranch Park including electrification and minor finishing work, registration for programs such as the Easter baking class, and the release of the Spring-Summer Recreation Guide.

Police. Commander Melden reported that Officer Vanus Warren is transitioning to a fulltime motor assignment, noting the department is excited to have him in this role to enhance traffic enforcement in the community. He also welcomed the new Maintenance Worker I, Nikolaus, highlighting that this addition has already helped address several maintenance needs at the new facility, and thanked the Council for providing the necessary resources to support the Police Department’s operations.

Public Works. Director Via gave an update on the consulting engineer for the 2026 Phase 1 road rehabilitation project, which includes a large portion of West I Street and some streets in the Snow Goose area, noting that the project should be out to bid in April. He also reminded residents that spring has arrived and reviewed the City’s watering schedule: odd-numbered addresses water Tuesday, Thursday, and Saturday, evennumbered addresses water Wednesday, Friday, and Sunday, with no watering on Monday and no watering between 7 a.m. and 11 a.m. or during peak hours. Public Works staff are available to assist residents with resetting or reprogramming sprinkler timers if needed.

CITY ATTORNEY REPORT. City Attorney Lerner thanked the Council for the opportunity to attend the CalCities Conference and noted that it was also valuable for her to spend time with the Planning Commissioners and staff.

CITY MANAGER REPORT. City Manager Than reported that on April 17, the City will be hosting Pacheco High School for a mock city council meeting.

CITY COUNCIL MEMBER REPORTS:
33 DEBORAH LEWIS – DISTRICT 4: Reported on a farming event sponsored by the San Joaquin Air Pollution Control District and the California Air Resources Board, where she had the opportunity to crush a tractor as part of the tractor replacement program. She also shared information from the Air Board CEO regarding the program, noting the high demand and limited funding for tractor replacement. She requested that the Fire Department provide an update on the City’s weed abatement program, as she had received several calls from concerned residents. Additionally, she noted that while driving around town, garage sales are increasing, with some residents exceeding the limits set by the City ordinance, and suggested exploring ways to help the Community understand and comply with the regulations, potentially using the City’s website or new public programs.

MITZY PEREZ – DISTRICT 1: No report
REFUGIO LLAMAS – DISTRICT 2: Gave thanks to the Council for their confidence and to City staff for the warm welcome. He looks forward to meeting with department heads to receive more in-depth reporting on ongoing projects and stated he will be scheduling a public engagement event to introduce himself to District Two residents. He also inquired about the City recognizing or celebrating the 250th anniversary of the founding of the United States.

MARCUS CHAVEZ – DISTRICT 3: Asked if the City receives a lot of requests to reprogram sprinklers, and Director Via responded that it is a service still provided, especially around this time of year. He emphasized the need to share all information in both English and Spanish. He gave thanks to Joe Heim and his Parks & Rec team for Arbor Day and to Mid Valley Disposal for the cleanup event. He noted he had been approached about speed bumps on Overland near Santa Ana and wanted to verify that none could be installed due to it being a major access road. He also mentioned the upcoming Parkside Chats to engage with District Three residents.

MICHAEL S. AMABILE – MAYOR: Welcomed everyone and noted it was good to see a full council, with Lucy Lawrence and Lucy Mallonee in attendance. He announced that the State of the City will be held on April 14 at the Community Center and mentioned his MCAG meeting scheduled for tomorrow. Mayor Amabile discussed reviewing Resolution 6057 to allow more flexibility for Council members to hold Parkside Chats in their districts.

He also remarked that Arbor Day was great, emphasized the importance of shopping local, and shared that his daughter reminded him to focus less on the past and more on the present and future. He concluded by noting that the next council meeting is scheduled for April 1 at 6 p.m.

ADJOURNMENT. The meeting was adjourned at 9:10 p.m.

APPROVED:
34 ____________________________
Michael S. Amabile, Mayor
ATTEST:
_______________________________
Lucille L. Mallonee, City Clerk
35 THIS PAGE IS INTENTIONALLY LEFT BLANK
36 CITY OF LOS BANOS

CITY COUNCIL MEETING MINUTES
April 1, 2026
ACTION MINUTES – These minutes are prepared to depict action taken for agenda items presented to the City Council. For a detailed account of this meeting, refer to the video recording available on YouTube, which serves as a permanent record.

CALL TO ORDER: Mayor Amabile called the City Council Meeting to order at the hour of 6:02 p.m.

PLEDGE OF ALLEGIANCE: Police Chief Reyna led the pledge of allegiance.

ROLL CALL – MEMBERS OF THE CITY COUNCIL PRESENT: Council Members Mitzy Perez – District 1, Refugio LLamas – District 2, Marcus Chavez – District 3, Deborah Lewis – District 4, Mayor Michael Amabile
STAFF MEMBERS PRESENT: City Manager Than, City Attorney Lerner, City Clerk Mallonee, City Treasurer Lawrence, Community & Economic Development Director Souza Elms, Police Chief Reyna, Public Works Director Via, Fire Chief Tualla, Finance Director Moreno, Parks & Recreation Director Heim, Interim Human Resources Director Carlos
CONSIDERATION OF APPROVAL OF AGENDA: Motion by Chavez, seconded by LLamas to approve the agenda as submitted. The motion carried by the affirmative action of all Council Members present.

PRESENTATION – PROCLAMATION RECOGNIZING THE RETIREMENT OF CITY OF LOS BANOS POLICE OFFICER MARCELINO CORTEZ. Mayor Amabile presented the proclamation to Marcelino Cortez and Police Chief Reyna accepted on his behalf.

PUBLIC FORUM: MEMBERS OF THE PUBLIC MAY ADDRESS THE CITY COUNCIL

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. Mayor Amabile opened the public forum. PASTOR MIKE NEU, of St. John’s Lutheran Church, spoke regarding the celebration of the church’s 75th anniversary, noting its long history in the community, and also highlighted the 65th year of hosting a community Easter sunrise service at the Forebay. He shared that the service continues to be a collaborative, community-wide event with participation from other pastors and their congregations, and invited the public to attend. BLANCHE JORGE, a resident of the downtown area, commented on the Animal Shelter and its personnel, noting that kitten season is underway and commending staff for their proactive and ongoing efforts, including coordination with rescues, to manage the situation. She referenced challenges faced by other jurisdictions experiencing higher ITEM 8D
37 volumes of animals and stated that local efforts are helping mitigate similar impacts. She emphasized the importance of continued spay and neuter programs, the need to recruit additional veterinarians to the area, and discussed a growing trend of veterinary services known as “MedVet,” including an example in the Bay Area, as a potential model to help address local needs. She encouraged continued prioritization and support for animal services. No one else came forward to speak and the public forum was closed.

City Clerk Mallonee read an email from John Spevak regarding naming the gym at the Los Banos Community Center the Joe Sousa Gym. He noted his recent retirement from the Commission and referenced a unanimous motion recommending the naming in honor of Mr. Sousa. He stated that Mr. Sousa’s recognition for his years of public service as a City employee and Council member, as well as for his efforts in securing funding and supporting the development and completion of the Community Center, including the gym for local youth. He requested that the City Council consider moving forward with the Commission’s recommendation and offered his assistance.

CONSIDERATION OF APPROVAL OF CONSENT AGENDA. Mayor Amabile invited the public to come forward to speak; no one came forward to speak.

Motion by Lewis, seconded by LLamas to approve the consent agenda items as follows:

Check Register for #256854 – #257085 in the Amount of $1,713,072.18; City Council Meeting Minutes for March 4, 2026; City Council Resolution No. 7073 – Approving a Memorandum of Understanding Between the City of Los Banos and the County of Merced For County Corporation Yard Parking Lot Improvements, Located at 20925 Pioneer Road, and Authorizing the City Manager to Execute the Agreement; City Council Resolution No. 7074 – Amending the Fiscal Year 2025-2026 Budget By Increasing Appropriations in the Los Banos Wastewater Collections Budget in the Amount of $705,345.85 For the Early Learning Center B Street Storm Drainage Ditch Project. The motion carried by the affirmative action of all Council Members present.

CONSIDERATION OF APPOINTMENT OF A COUNCIL MEMBER AND AN

ALTERNATE TO THE VALLEY-WIDE SPECIAL CITY SELECTION COMMITTEE

ASSOCIATED WITH THE SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT (SJVAPCD). City Manager Than presented the staff report and commended Council Member Lewis for her service on the SJVAPCD and the support they provide to the City in grants. Council Member Lewis reported on actions taken at a meeting held the previous day by the San Joaquin Valley Air Pollution Control District (SJVAPCD), where members were reappointed and selected to serve on the Board of Directors. She explained that the meeting involved the annual process of naming representatives from various cities within the region to the Board. She further described the role of the SJVAPCD Special City Selection Committee, outlining its purpose in facilitating the nomination and selection of board members, including the use of primary representatives and alternates. She noted that board members may serve up to two terms and that the commitment is minimal, generally requiring attendance at one annual meeting for appointments and reappointments.
38 City Manager Than stated that Council Member Lewis will continue to serve on the ValleyWide Special Selection Committee associated with the San Joaquin Valley Air Pollution Control District.

Motion by Lewis, seconded by Chavez to appoint Council Member LLamas as the Alternate Member to the Valley-Wide Special Selection Committee associated with the San Joaquin Valley Air Pollution Control District. The motion carried by the affirmative action of all Council Members present.

APPOINTMENT OF MEMBERS TO THE FOLLOWING COMMISSIONS: AIRPORT ADVISORY COMMISSION, ONE (1) TWO (2) YEAR TERM – EXPIRING DECEMBER 31, 2027; MEASURE H CITIZEN’S OVERSIGHT COMMITTEE, TWO (2) TWO (2) YEAR TERMS – EXPIRING DECEMBER 31, 2027, ONE (1) UNEXPIRED TERM EXPIRING.

Motion by Amabile, seconded by Perez to appoint Stephen Allen to the Airport Advisory Commission for a two-year term expiring December 31, 2027. The motion carried by the affirmative action of all Council Members present.

Motion by Amabile, seconded by LLamas to appoint Amy Bonillas and Stephen Hammond to the Measure H Committee for a four-year term expiring December 31, 2027 and David Lewis for an unexpired term expiring December 31, 2026. The motion carried by the affirmative action of all Council Members present.

Motion by Amabile, seconded by LLamas to appoint Nathan Mancebo, Richard Stewart, and Elias Reyes Jr. to the Measure P Committee for a four-year term expiring December 31, 2027 and Rosario Aquino for an unexpired term expiring December 31, 2027. The motion carried by the affirmative action of all Council Members present.

CONSIDERATION OF ADOPTION OF CITY COUNCIL RESOLUTION NO. 7075 –

APPROVING A POLICY REGARDING TELEPHONIC AND INTERNET DISRUPTIONS

TO ACCESS AT PUBLIC MEETINGS IN ACCORDANCE WITH CALIFORNIA SENATE BILL 707. City Attorney Lerner presented the staff report.

Mayor Amabile invited the public to come forward to speak; no one came forward to speak.

Mayor Amabile noted that on several other boards he serves on, presentations are often conducted via Zoom and inquired whether that option would be possible. City Attorney Lerner confirmed yes, that it is possible.

Council Member LLamas asked about the estimated cost of approximately $358,000 and whether there is any reimbursement from the State. City Attorney Lerner responded that none is known, and City Manager Than added that, aside from a $150,000 grant from the Air Board, the remaining roughly $200,000 would be funded by the city, noting that the associated state law is an unfunded mandate.

Motion by Chavez, seconded by Perez to adopt City Council Resolution No. 7075 – Approving A Policy Regarding Telephonic and Internet Disruptions to Access at Public 39 Meetings in Accordance with California Senate Bill 707. The motion carried by the affirmative action of all Council Members present.

CONSIDERATION OF ADOPTION OF CITY COUNCIL RESOLUTION NO. 7076 –

APPROVING THE AMENDMENT TO THE APPROVED STAFFING FOR FISCAL YEAR 2025-2026 BUDGET AND THE CITY’S SALARY SCHEDULE FOR REGULAR (FULLTIME) EMPLOYEE CLASSIFICATIONS TO ADD A PUBLIC INFORMATION OFFICER CLASSIFICATION. City Manager Than presented the staff report, which included a PowerPoint presentation.

Mayor Amabile invited the public to come forward to speak. BLANCHE JORGE stated that this position is much needed, recalling her experience being in the room next door during September 11th, and emphasized that in critical situations, citizens are best comforted not only by a Public Information Officer (PIO) but also by having the Mayor or Police Chief standing nearby or close to them to provide reassurance and a sense of calm. KATHY BALLARD inquired whether a newly hired employee could obtain the required training and certification after being hired, suggesting that the employee could start at the lower end of the salary schedule and progress as they complete the necessary certifications. No one else came forward to speak.

Mayor Amabile explained that the proposed position is not intended to take the Council’s place, but rather to enhance communication by serving as a central point of coordination.

This individual would understand and reflect the Council’s vision in public messaging while primarily focusing on gathering and disseminating information, especially during public safety situations. The role would involve regular coordination with department heads, including Police and Fire, to ensure accurate and timely communication to the public through updates, videos, and other media. Mayor Amabile emphasized that the position would not prevent Council Members or staff from continuing their own communications, but instead would support and streamline those efforts. The individual would also assist by providing information for speeches and messaging, rather than writing them. Drawing on his experience, Mayor Amabile referenced the City of Fresno, where multiple information officers help coordinate messaging across departments and offices. He cited upcoming events such as the State of the City, as well as the State of the County, as examples of the level of coordination required, noting that this role would help organize such efforts and allow department heads, the City Manager, and staff to remain focused on their primary responsibilities. Overall, the position is intended to improve efficiency, consistency, and public communication without diminishing the role of the Council.

City Manager Than spoke to how the desired qualifications for the position are outlined, and confirmed that the role includes the necessary training components to meet those expectations. He explained that if a candidate does not already possess the required certifications, the City will provide access to training so they can obtain them, with a typical timeframe of 12 to 18 months to complete the certifications.

Council Member Chavez, speaking in Spanish, asked whether bilingual proficiency in English and Spanish is a requirement for the position. He emphasized the importance of effective communication during emergency situations, particularly in a community with a 40 significant Spanish-speaking population, noting that being bilingual would help ensure information is accessible to all residents and requesting clarification on whether this is a required qualification. Interim Director Carlos, speaking in Spanish, clarified that bilingual proficiency in English and Spanish is not a requirement for the position, but it is a desired qualification.

Mayor Amabile asked whether the 20% Spanish-speaking population requirement could necessitate that this position be bilingual. City Attorney Lerner responded stating it possibly could. Interim Director Carlos noted that bilingual proficiency was added as a desired qualification. It was discussed that the position could potentially support compliance with the “20% law,” which requires translation of materials such as agendas when 20% of the population speaks a particular language.

Council Member Lewis raised a concern regarding certification for the position, noting that if an employee is hired and given time to complete the required training, that period would coincide with their probation. She expressed a preference for hiring someone who is already qualified and certified so that the City would not risk employing someone who may not complete the necessary qualifications, avoiding potential wasted salary and unproductive time.

Council Member LLamas raised several questions and comments regarding certification for the position. He asked whether certifications have a shelf life or require ongoing recertification. City Manager Than clarified that the California Association of Public Information Officials (CAPIO) certification is a desired qualification and likely includes continuing education, while the FEMA certification is required upon hire. Council Member LLamas emphasized the importance of clarifying these requirements for potential applicants so they understand what is expected. He also stressed the need for hiring someone who can perform the role immediately, rather than waiting 12–18 months to complete training, to avoid the risk of unproductive time or unsuccessful certification attempts. He suggested reviewing the starting salary, noting that comparisons to other Cities may not be directly applicable due to differences in operating budgets, benefits, and retirement packages. He reiterated that this position is critical for centralized communication, particularly during emergencies, to provide accurate information, coordinate with department heads and other agencies, and prevent misinformation. He expressed support for the role but requested clear requirements and consideration of immediate qualifications for applicants.

City Manager Than clarified that obtaining the California PIO certification typically takes 6 to 12 months to complete due to required coursework. He also noted that once certified, individuals must complete 10 hours of continuing education every three years to maintain the certification.

Council Member Chavez emphasized the importance of hiring someone who already possesses the required qualifications for the position. He noted that compensation must be carefully considered, “you get what you pay for,” highlighting that this person will represent the public image of the City. Council Member Chavez also noted that the right candidate could assist with grant writing, potentially generating a return on investment for 41 the City and helping ensure the role contributes positively to the City’s growth and reputation.

Motion by Chavez, seconded by Lewis to adopt City Council Resolution No. 7076 – Approving the Amendment to the Approved Staffing for Fiscal Year 2025-2026 Budget and the City’s Salary Schedule for Regular (Full-Time) Employee Classifications to Add a Public Information Officer Classification and making being bilingual in Spanish and certifications required qualifications instead of desired.

Mayor Amabile agreed that perception is important, emphasizing that the City must be perceived positively, especially externally, to reach the desired level of recognition. He also noted that, based on his observations, he thought the proposed salary schedule for the position was somewhat low.

City Manager Than explained the job description for the position, noting the desired qualifications and certification expectations. He also noted that candidates typically obtain certifications within six to twelve months of starting the position, with examples such as the City of Gilroy, where a PIO officer became certified within a year or two and successfully continued in their communications role. He acknowledged that requiring certification upfront could significantly limit the candidate pool, though it is not impossible to find qualified applicants. Interim Director Carlos expanded on this, adding that a review of surrounding Cities’ classifications showed that certifications were generally desired, not required, and that the current class specification reflects this.

Council Member Lewis emphasized that if information from other Cities regarding certifications is available, it would provide a useful benchmark to guide the Council’s decision. She noted that having this data gives the Council a reference point and expressed concern about hiring someone who interviews well but may not be successful in completing the required certifications, which could result in restarting the hiring process.

She stressed the importance of providing as much information as possible to allow the Council to make a well-informed decision.

Council Member LLamas commented that this is a key decision and emphasized that the position is unique. He stated that it is not unreasonable to include specific requirements for the role given its importance and the fact that it is the first time the City is creating such a position.

Council Member Chavez withdrew his motion.

Motion by Chavez, seconded by Amabile to adopt City Council Resolution No. 7076 – Approving the Amendment to the Approved Staffing for Fiscal Year 2025-2026 Budget and the City’s Salary Schedule for Regular (Full-Time) Employee Classifications to Add a Public Information Officer Classification incorporating desired bilingual ability and desired certification for the position. The motion carried by the affirmative action of all Council Members present, Lewis voting No.

CONSIDERATION OF ADOPTION OF CITY COUNCIL RESOLUTION NO. 7077 –

REVISING THE POLICY REGARDING CITY COUNCIL MEMBER NEIGHBORHOOD 42 OUTREACH EVENTS. City Manager Than presented the staff report and explained the Neighborhood Outreach Events policy, originally established by a 2019 resolution to govern Council outreach, town halls, the State of the City address, and Parkside Chats.

He noted that the current policy limits each Council Member to one event per year, and for Council Members running for election, events must occur before July 1st. The item was brought forward in response to a Council Member request to discuss potentially removing the one-event-per-year limitation to allow more frequent engagement with constituents. A redlined version of the policy was provided for review, and the Council was asked to consider the staff resources required to support different types of events, noting that larger events like the State of the City address require significantly more staffing than smaller Parkside Chats. Mayor Amabile explained that the current limitation could restrict informal engagement events, such as Parkside Chats. He noted that while major events could remain limited, allowing flexibility for smaller, informal events would enable Council Members, including the Mayor at large, to engage more effectively with constituents across all districts without overburdening staff or incurring excessive costs.

Public feedback and Council discussion were encouraged to clarify how the policy could be adjusted while maintaining operational feasibility.

Mayor Amabile invited the public to come forward to speak. KATHY BALLARD stated that she has attended many Parkside Chats and suggested that the City could designate the difference between events hosted by a Council Member in their district. She recommended limiting the amount of money and staff time for these gatherings, emphasizing that they are primarily informal opportunities for residents to chat with Council Members, rather than full events with refreshments or activities. No one else came forward to speak.

Council Member Lewis stated that she pulled the original resolution from February 2019, noting that it laid out elements such as each Council Member, including the Mayor, holding one major outreach event per year, coordinated with the City Manager’s Office, with each member allocated a budget of $100 per fiscal year. She highlighted that during an election year, events must occur before July 1, the location can be determined by the Council Member, attendance must be limited to less than a quorum, and other Council Members must be invited by the host. Council Member Lewis reflected that the purpose of the ordinance is community engagement, noting that early events had limited participation and were somewhat informal. She suggested that instead of revising the entire ordinance, a paragraph could be added to allow additional informal Parkside Chats throughout the year. These chats could take place without requiring staff support, keeping costs minimal while still providing Council Members, including the Mayor, the opportunity to engage more frequently with constituents and maintain meaningful community interaction.

Mayor Amabile stated that the plan was for him to visit each district and hold one State of the City event each year, while allowing Council Members to host their own events if they wish. He emphasized that it is very valuable for Council Members to go out into the community and speak directly with residents, as it provides firsthand insight into neighborhood issues that cannot be fully understood from outside the district. He noted that these visits, including Parkside Chats, allow staff to take notes and gather important information from residents, and that personal engagement helps strengthen relationships, 43 keeps Council Members informed, and ensures meaningful communication with the community.

Council Member Chavez stated that it is important to keep the Parkside Chats but emphasized that additional costs or staff time should not be incurred for extra informal chats. He noted that with tools like Zoom, public participation is easier, and therefore additional outreach events beyond the current Parkside Chats are not necessary.

Council Member LLamas stated that the resolution should be left as is, with the stipulation that each Council Member may hold Parkside Chats without incurring additional personnel costs.

Mayor Amabile stated that at least one staff member is needed at Parkside Chats to take notes, as he and residents are busy engaging in conversation and cannot manage notetaking themselves. He emphasized that having staff ensures all information, including contact details, is accurately captured, noting that recording the chats was not effective.

City Manager Than clarified that the existing resolution allows each Council Member, including the Mayor, to hold one formal outreach event per year at a location of their choice. He recommended adding language to explicitly exclude informal events, like Parkside Chats, so those are not limited to one per year and can occur as frequently as each Council Member wishes. Additionally, he suggested that bullet point two note that the use of City staff or resources during outreach events is dependent on staff and resource availability, allowing limited support without overextending departmental resources.

Council Member Lewis asked if the City Attorney could help draft language to clearly distinguish Parkside Chat events from the one formal outreach event in the original ordinance. She emphasized the importance of ensuring future Councils have a clear interpretation of the ordinance and cannot misapply or alter its intended purpose.

Motion by Lewis, seconded by Chavez to adopt City Council Resolution No. 7077 – Revising The Policy Regarding City Council Member Neighborhood Outreach Events to include Parkside Chats as an exclusion from the one formal event per year and to add a sentence stating that the use of City staff or resources during these events is dependent on staff and resource availability. The motion carried by the affirmative action of all Council Members present.

CITY DEPARTMENT REPORTS.

Community & Economic Development. Director Souza Elms reported that the Planning Commission will be considering a conditional use permit for Santa Fe Mercado. The permit is for a Type 20 off-sale beer and wine alcohol license at 1209 West Pacheco Boulevard, the former 99 Cent Store location. This would be Santa Fe Mercado’s second location, with their downtown 6th Street location continuing to operate. The item will be reviewed by the Planning Commission on Wednesday, April 8th at 6 p.m., and based on their recommendation, it will return to City Council at a subsequent meeting. 44 Finance. No report.

Fire. Chief Tualla stated that they will have an after-action report on the Kagome incident within the next week to address public questions and review the response. He noted that the proposed PIO position would have been very helpful in managing communications during that situation. Chief Tualla also highlighted the upcoming Annual Autism Event on April 18th and indicated that additional updates will be provided at the next Council meeting.

Human Resources. Interim Director Carlos stated that she is pleased to announce new Police Officer Trainees advancing to officers, along with two new employees, two promotions, and four level advancements. She also reported that the HR Team participated in the West Side Hiring Event at the fairgrounds, which was a collaboration with the Gateway Adult Education Network, Merced College, and Dos Palos Workability Program, with hundreds of community members attending to receive employment leads, information, and resources.

Parks & Recreation. Director Heim reported that they had a very successful Egg Hunt, and that they are planning two volunteer days in April at Verona Park and College Greens.

He also noted that registration is open for youth summer volleyball and that t-ball registration has just reached maximum capacity.

Police. Chief Reyna stated that they graduated four Trainees to Officers, completing a six-month Police Academy, and shared anecdotes from their first week. He noted that, new for 2026, the department is making a major investment in staffing for traffic enforcement: assigning a full-time motor officer, a supervisor soon to assist, and a third officer currently in training. Traffic is identified as one of the Community’s top complaints.

He also congratulated the new Measure H and Measure P Committee Members and recognized Officer Cortez on his retirement.

Public Works. No report
CITY ATTORNEY REPORT. City Attorney Lerner stated that the City Attorney webpage has been updated to provide community and legal resources for residents, including direct links, and encouraged the Council to reach out with any questions.

CITY MANAGER REPORT. City Manager Than stated that he attended the career fair this morning and was surprised by the large turnout, which allowed interaction with many future candidates. He expressed appreciation for the Council’s approval of a PIO position, noting that a Public Works video was recently released on social media and that more informational videos will be coming soon, including one on weed abatement. He thanked the HR staff for their efforts as the City continues to grow and noted that many capital projects are planned for this summer. He also congratulated Measure H and Measure P Committee Members, emphasizing that these measures are a critical component of the City’s operations.

CITY COUNCIL MEMBER REPORTS:
45 MITZY PEREZ – DISTRICT 1: Reported that she is planning her Community outreach event, a Parkside Chat, on April 25th at 11 a.m. at Skylark Park.

REFUGIO LLAMAS – DISTRICT 2: Congratulated the recently appointed Committee Members and noted that last night there was a presentation on water issues by Chris White of the San Joaquin River Exchange, along with Billy Hanson from Mid-Valley Disposal and Public Works Director Byer, which provided a lot of good information, though attendance was low. The discussion included proper disposal of batteries, and he asked the Fire Chief if the department handles them. He reported that City Hall and the Community Center do have collection containers, and the landfill also accepts larger batteries. Council Member LLamas expressed a big thank you to Director Heim and staff for the successful Egg Hunt, acknowledging the significant work involved in setting up and taking down the event, and congratulated Officer Cortez on his retirement. He shared that he had an opportunity to talk with City Manager Than regarding his vision and initiatives and also spoke with Director Elms about her ideas and vision for the department. He announced that his Community engagement event, a Parkside Chat, will be held on April 11 at Snow Goose Park, providing District 2 residents an opportunity to engage and ask questions without time limitations.

MARCUS CHAVEZ – DISTRICT 3: Reported that he attended the job event today, noting the large turnout and the presence of Clovis and other Police Departments. He also announced that his Community outreach event will be held on April 17 at the Community Center, providing an opportunity for residents to ask questions, share concerns, and engage with him directly.

DEBORAH LEWIS – DISTRICT 4: Reported that the San Joaquin Valley Air Pollution Control District will hold a free smog repair event on May 9 at the Los Banos Fairgrounds.

She highlighted the fifth annual Egg Hunt at Cardozo Park, which included five groups this year and added a special needs group, noting she was pleased to see that addition.

She timed each group and observed that children collected all the eggs, with nothing left behind, and staff had placed over 36,000 eggs, making it a very successful event. She also noted that the City has been receiving grants from UC Davis for spay and neuter programs and suggested that the Council consider establishing a low-cost spay and neuter program to ensure continued support for the Community’s animals once those grants expire.

MICHAEL S. AMABILE – MAYOR: Reported that he and Council Member LLamas attended the MCOE Parents’ Leadership graduation last week, which was a great event focused on teaching parents leadership skills in their Community and with their children.

He requested a proclamation be set up for St. John’s Lutheran Church anniversary. At the MCAG meeting, he discussed the repaving of Highway 152 through Los Banos and offered the City Manager’s assistance to help with property easements, noted the new solid waste treatment plant in Merced County, and highlighted the free bus system and YARTS service to Merced. He expressed that he is glad to see everyone hosting events in their districts, announced the citywide State of the City event on April 14 at 6 p.m., and wished everyone a happy Easter this coming Sunday.
46 ADJOURNMENT. The meeting was adjourned at 7:49 p.m.

APPROVED:
____________________________
Michael S. Amabile, Mayor
ATTEST:
_______________________________
Lucille L. Mallonee, City Clerk
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48 Agenda Staff Report
TO: Mayor and City Council Members
FROM: Joe Heim, Parks and Recreation Director
DATE: April 15, 2026
TYPE OF REPORT: Consent Agenda
SUBJECT: Accepting the Construction of Sunrise Ranch Park as Complete and Authorizing the Filing of a Notice of Completion with the Merced County Recorder.
______________________________________________________________________ Recommendation:

That the City Council adopt the Resolution to:

1. Accept the construction of the Sunrise Ranch Park as complete; and

2. Authorize the City Manager to accept the balancing change order in the amount of $47,237.70 for authorized change orders; and

3. Authorize the City Manager to file the Notice of Completion with the Merced County Recorder; and

4. Authorize the Public Works Director/City Engineer to release the five (5) percent retention after the thirty-five (35) day period from the date of filing the Notice of Completion with the County Recorder.

Background:

The Sunrise Ranch subdivision includes a one acre neighborhood park site located within the boundaries of Martin Street, Manuel Court, and Evelyn Court. The park was identified as part of the subdivision’s development requirements and is funded through park development impact fees collected from residential growth within the area. The intent of the project is to provide a neighborhood serving park that expands access to recreation and open space for residents on the east side of the City.

On September 12, 2023, City staff conducted a public outreach meeting to gather input from surrounding residents regarding the design and amenities of the future park. The meeting was advertised through multiple channels including the Community Center, Recreation Guide, social media, and direct mailers to nearby homes. Over thirty 49 ITEM 8E
residents attended and provided feedback on desired park features, safety considerations, and overall site layout.

Based on this input, the City retained Westwood Engineering to prepare design concepts and construction documents. A preferred concept was selected and presented to the Parks and Recreation Commission at a Special Meeting on January 23, 2024, where it received strong support. The concept was then presented to the City Council on February 7, 2024, and authorization was provided to proceed with final design and construction.

The final park design incorporates both traditional and unique amenities intended to serve a wide range of users. Improvements include a playground area with a freestanding climbing feature, a large embankment slide, a half-court basketball court, walking paths, picnic tables, a shade structure, and an exercise station. The park also includes perimeter fencing, irrigation, and landscaping with approximately forty-five trees to provide shade and long-term environmental benefits.

The project was advertised for construction bids and a bid opening was held on September 6, 2024. Four bids were received, and after review of responsiveness and responsibility, Ronny’s Inc. was determined to be the lowest responsive and responsible bidder. On September 18, 2024, the City Council awarded the construction contract in the amount of $999,856.50 and authorized a contingency for construction.

Construction began in fall 2024 and progressed through winter and spring 2025. The project reached substantial completion in accordance with the approved plans and specifications, with final acceptance following completion of punch list items and inspection. The park is now open and serving the community as intended.

Discussion:

Construction of Sunrise Ranch Park has been completed and the project is ready for formal acceptance. The improvements provide a mix of traditional neighborhood park amenities along with unique features that support a wide range of users, including families, teens, and seniors.

Throughout construction, a total of eleven change orders were issued to address site conditions, constructability adjustments, and enhancements to improve long term durability and functionality of the park. These changes were reviewed and approved in accordance with City procedures.

The total cost of all change orders is $197,327.70, resulting in a final construction contract amount of $1,197,184.20.

The project was completed within the available project budget and provides a high quality neighborhood park that enhances recreational opportunities and community identity within the Sunrise Ranch subdivision.

A grand opening for Sunrise Ranch Park was held in July 2025; however, full project completion was delayed due to PG&E coordination related to the installation of light poles and installation of the site meter. Final completion of those improvements was achieved in March 2026.
50 Fiscal Impact:

The Sunrise Ranch Park project is funded through development impact fees collected for park improvements within the subdivision in the Sunrise Ranch Park Development account number 260-454-220-717. The total construction cost, including change orders, is $1,197,184.20 and is within the approved project budget.

Reviewed by:
_________________________ ___________________________
Soknirorn Than, City Manager Minerva Moreno, Finance Director Attachments:

Resolution
Notice of Completion
Bid Opening Results
Site Photos
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52 RESOLUTION NO. ____

A RESOLUTION OF THE CITY COUNCIL OF

LOS BANOS ACCEPTING THE

CONSTRUCTION OF SUNRISE RANCH PARK

AS COMPLETE AND AUTHORIZING THE

FILING OF A NOTICE OF COMPLETION WITH

THE MERCED COUNTY RECORDER
WHEREAS, on September 6, 2024, the City of Los Banos received competitive bids for the construction of Sunrise Ranch Park; and
WHEREAS, the City Council awarded the construction contract to Ronnys Inc. on September 18, 2024, in the amount of $999,856.50 for the construction of Sunrise Ranch Park; and
WHEREAS, the project included construction of a one acre neighborhood park with amenities including a playground, embankment slide, half-court basketball court, walking paths, shade structure, exercise station, landscaping, and associated site improvements; and
WHEREAS, a total of eleven change orders were issued during construction to address field conditions, design clarifications, and additional improvements, resulting in a final construction contract amount of $1,197,184.20; and WHEREAS, the Public Works Department have determined, upon inspection, that all work has been completed in compliance with the plans and specifications, and in accordance with the approved contract.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Los Banos does hereby accept the construction of Sunrise Ranch Park as complete; authorize the City Manager to accept the balancing change order of $47,237.70; authorize the City Manager to file a Notice of Completion with the Merced County Recorder within ten (10) days after acceptance; and authorize the Public Works Director/City Engineer to release the five (5) percent retention held in escrow thirty five (35) days after the date of filing the Notice of Completion.

The foregoing Resolution was introduced at a regular meeting of the City Council of the City of Los Banos held on the 15th day of April 2026, by Council Member ____________, who moved its adoption, which motion was duly seconded by Council Member ____________, and the Resolution adopted by the following vote:
53 AYES:

NOES:

ABSENT:

APPROVED:
__________________________
Michael S. Amabile, Mayor
ATTEST:
___________________________
Lucille L. Mallonee, City Clerk
54 RECORDING REQUESTED BY:

WHEN RECORDED RETURN TO:

CITY OF LOS BANOS
520 ‘J’ Street
Los Banos, California 93635

NOTICE OF COMPLETION
NOTICE IS HEREBY GIVEN:

1. That the interest of estate stated in paragraph 3 below in the real property hereinafter described is owned by the following:

NAME STREET AND NO. CITY STATE
CITY OF LOS BANOS 520 ‘J’ Street Los Banos California
(If more than one owner of the interest stated, the name and address of each must be inserted.)

2. That the full name and address of the owner of said interest or estate, if there is only one owner, and the full names and addresses of all the co-owners who own said interest or estate as joint tenants, as tenants in common or otherwise, if there is more than one owner, are set forth in the preceding paragraph.

3. That the nature of the title of said owner, or if more than one, then of said owner and co-owner is: In Fee.

4. That on April 15, 2026, a work of improvement on the real property hereinafter described was completed.

5. That the name of the original contractor, if any, for such work of improvement was Ronny’s Inc.
(If no contractor for work of improvement as a whole, insert “No Contractor.”)

6. That the real property herein referred to is situated in the City of Los Banos County of Merced State of California, and is described as follows:
“Construction of Sunrise Ranch Park”
The major work consists of, but is not limited to, demolition and site preparation; paving and hardscape; retaining and seat wall forming and installation, playground area with drain sumps; installation of playground area surfacing; site furnishing installation (including playground equipment, fencing, benches, etc.); landscape and irrigation improvements; and other site work located at 2053 Martin St. in the City of Los Banos.

I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct.

Date: CITY OF LOS BANOS
Owner
Place: Los Banos, California By:

ACKNOWLEDGMENT
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56 57
Site Photos: Sunrise Ranch Park Construction
58 Agenda Staff Report
TO: Mayor and City Council Members
FROM: William Via, Public Works Director
DATE: April 15, 2026
TYPE OF REPORT: Consent Agenda
SUBJECT: Amendment No. 2 to the Professional Services Agreement with Galvin Preservation Associates, Inc. (GPA) for Environmental Clearance and Landscape Architecture Services for Phase 2B of the Pioneer Road Complete Streets Project
______________________________________________________________________ Recommendation:

That the City Council adopt the Resolution to:

1. Amend the 2025-2026 Fiscal Year Budget to increase expenditures in the Regional Transportation Impact Fee Account 229-430-220-716 by $143,512.00; and

2. Approve and authorize the City Manager to execute Amendment No. 2 to the Professional Services Agreement with GPA. for Environmental Clearance and Landscape Architecture Services for Phase 2B the Pioneer Road Complete Streets Project in the amount of $143,512.00, and extending the contract term to end on June 30, 2027.

Background:

The Pioneer Road Widening Project is an approximately 6.5-mile-long design and construction of a 4-lane arterial road. This road will be designed per City Standards and will include a 10-foot Bicycle/Pedestrian Sidewalk. The approximate location of the widening is from State Route 152/Merced College Signalized intersection, south to Pioneer Road, easterly along Pioneer Road to the Pioneer Road/Ward Road future intersection, then north along Ward Road to the State Route 152/Ward Road signalized intersection.
59 ITEM 8F
In May 2019, the Measure V West Side Regional Projects Committee programmed $8.65M towards the City’s project. In September 2019, the MCAG board named the Pioneer Road Widening Project the priority to receive all subsequent Regional Transportation Improvement Program (RTIP) funds. In November 2019, MCAG adopted the Pioneer Road Widening Project – Priority Policy. The policy enables the project to receive MCAG’s regional discretionary funds and demonstrated the board’s commitment to the project.

The project delivery will be in three (3) phases: Phase 1 – Project Study Report-Project Development Support (PSR-PDS); Phase 2 – Project Approval-Environmental Document (PA-ED); Phase 3 – Plans, Specifications & Estimate (PS&E).

On February 19, 2020, City Council adopted Resolution 6184 which allowed the City to enter into a Professional Services Agreement (PSA) with Mark Thomas & Company, Inc. for the Engineering Services for the Pioneer Road Widening Project and authorized Phase 1 services to begin. A PSR-PDS is required by the State to define the technical studies needed for Phase 2 of project delivery and to secure RTIP funds for a project. The PSRPDS was completed in January 2021.

During Phase 1, City Staff and consultants worked closely with MCAG to identify additional project funds. This effort identified an additional $10M of State and Federal funds that enhanced project funding commitment of $19.4M towards the Pioneer Road Widening Project. The current project funding commitment will take the project through Final Design (PS&E) and partially fund the construction phase through RTIP and other State and Federal funding sources.

City Staff and consultants worked with MCAG to allocate $599,000 in SB 1 Local Partnership Program (LPP) funds and $663,545 in federal Highway Improvement Program (HIP) funds. Discussions are ongoing with MCAG to secure up to another $520,000 in LPP funds over the next two years. If not used in a timely fashion, the City will lose the secured LPP funds and jeopardize future program funding. LPP and HIP funds are programmed to fund Phase 2B – Environmental Services for PA-ED, and Phase 2C – Surveying and Right of Way Services.

Discussion:

During Phase 2 – PA-ED, preliminary designs of project alternatives will be developed.

Environmental technical studies of resources will be prepared to evaluate project alternatives to avoid, minimize, or mitigate any impacts to less-than-significant levels. A traffic study will be prepared to analyze how the City’s roadway network operates with the project alternatives and when improvements are needed. A project phasing based on traffic needs will be prepared to prioritize the construction of project segments, and an environmental document will be prepared to meet the requirements of the State of California.

Due to funding requirements, Phase 2 - PA-ED was re-defined as three sub-phases; 1) Phase 2A – Engineering Services (awarded to Mark Thomas), 2) Phase 2B – Environmental Services (awarded to GPA), and 3) Phase 2C – Surveying and Right of Way Services (awarded to Monument ROW).
60 On April 6, 2022, City Council adopted Resolution 6479, authorizing the City Manager to enter into a Professional Services Agreement with Galvin Preservation Associates, Inc. (GPA) for Environmental Clearance and Landscape Architecture Services for the Pioneer Road Widening Project with a not to exceed amount of $1,982,098.69 for Phase 2B.

These services included the preparation of CEQA and NEPA compliant environmental documents, environmental technical studies, preparing similar environmental compliance documents for Caltrans projects, landscape planting, and irrigation plans.

On July 11, 2025, Interim City Manager Gary Brizzee Jr. authorized Amendment No. 1, extending the terms of the contract to June 30, 2026.

Staff is recommending the approval of Amendment No. 2, due to additional analysis required by Caltrans, the need for upcoming project phases requiring studies to support Air Quality Conformity Review of the overall project, and to allow for additional contract time to complete the additional work.

Fiscal Impact:

The total cost for Phase 2B services, including this amendment, is $2,125,610.69. The City will receive reimbursement through varies State and Federal Funds as discussed above. Funds for Amendment No. 2 are not currently budgeted in the Fiscal Year 2025- 2026 Budget for the expenditures that will be incurred during the remainder of the current fiscal year. These expenditures are estimated to total $143,512.00. Therefore, a budget amendment is needed to increase expenditures in the Regional Transportation Impact Fee Account 229-430-220-716 by $143,512.00.

Reviewed by:
_________________________ ___________________________
Nirorn Than, City Manager Minerva Moreno, Finance Director Attachments:

1. Resolution

2. GPA Amendment No. 2
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62 RESOLUTION NO. ____

A RESOLUTION OF THE CITY COUNCIL OF THE

CITY OF LOS BANOS APPROVING AND

AUTHORIZING THE CITY MANAGER TO
EXECUTE AMENDMENT NO. 2 TO THE

PROFESSIONAL SERVICES AGREEMENT WITH
GALVIN PRESERVATON ASSOCIATES, INC. FOR

ENVIRONMENTAL CLEARANCE AND

LANDSCAPE ARCHITECTURE SERVICES FOR

THE PIONEER ROAD COMPLETE STREETS
PROJECT AND AMEND THE FISCAL YEAR 2025-
2026 BUDGET BY INCREASING

APPROPRIATIONS IN THE LOS BANOS

REGIONAL TRANSPORTATION IMPACT FEE
FUND IN THE AMOUNT OF $143,512.00
WHEREAS, the City of Los Banos entered into a Professional Services Agreement (PSA) on April 6, 2022, with Galvin Preservation Associates, Inc. (GPA) for Environmental Clearance and Landscape Architecture services for the Pioneer Road Widening Project, and authorized the services for Phase 2B as described therein; and WHEREAS, on July 11, 2025, City and Consultant amended the Agreement to extend the term of the Agreement (“Amendment No. 1”) to expire on June 30, 2026; and WHEREAS, Amendment No. 2 to the PSA includes an additional required scope of services, with a proposed cost of $143,512.00, and extends the contract term to expire June 30, 2027.

WHEREAS, the City Council of the City of Los Banos has been presented a proposal to increase the appropriations in the 2025-2026 Fiscal Year Budget; and WHEREAS, the City Council of the City of Los Banos may adjust the overall appropriation levels in each fund at any time during the Fiscal Year by action to amend the budget; and
WHEREAS, the proposed Los Banos Regional Transportation Impact Fee Fund budget amendment includes an increase in expenditures of $143,512.00 for account 229- 430-220-716.

WHEREAS, the proposed amendment to the 2025-2026 Fiscal Year Budget for an overall increase in appropriations in the Regional Transportation Impact Fee Fund has been reviewed.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Los Banos does hereby:
63 1. Amend the 2025-2026 Fiscal Year Budget to increase expenditures in the Regional Transportation Impact Fee Account 229-430-220-716 by $143,512.00; and

2. Approve and authorize the City Manager to execute Amendment No. 2 to the Professional Services Agreement with GPA for Environmental Clearance and Landscape Architecture Services for Phase 2B of the Pioneer Road Complete Streets Project in the amount of $143,512.00 and extending the contract term to end on June 30, 2027.

The foregoing Resolution was introduced at a regular meeting of the City Council of the City of Los Banos held on the 15th day of April 2026, by Council Member ______ who moved its adoption, which motion was duly seconded by Council Member ______ and the Resolution adopted by the following vote:

AYES:

NOES:

ABSENT:

APPROVED:
__________________________
Michael S. Amabile, Mayor
ATTEST:
___________________________
Lucille L. Mallonee, City Clerk
64 AMENDMENT NO. 2 TO THE PROFESSIONAL SERVICES AGREEMENT BETWEEN THE CITY OF LOS

BANOS AND GPA CONSULTING FOR ENVIRONMENTAL CLEARANCE AND LANDSCAPE ARCHITECTURE SERVICES [THE PIONEER ROAD WIDENING PROJECT] This Amendment No. 2 to the Professional Services Agreement by and between the City of Los Banos, a municipal corporation (“City”) and Galvin Preservation Associates Inc., a California corporation, dba GPA Consulting (“Consultant”) collectively referred to as the “Parties” is effective July 1, 2026.

RECITALS
WHEREAS, the City and Consultant entered into an Agreement (attached hereto as Exhibit A) on April 14, 2022 whereby Consultant agreed to provide professional engineering services for specific tasks associated with the Pioneer Road Widening Project (“Original Agreement”); and WHEREAS, the Original Agreement was amended on July 1, 2025 to extend the term of the original Agreement for an additional one-year, ending on June 30, 2026 (Amendment No. 1 is attached here to as Exhibit B); and
WHEREAS, City and Consultant now intend to amend the Original Agreement to extend the term of the original agreement to June 30, 2027 and to increase the contract amount by $143,512.00 to include the work by subconsultant Fehr and Peers; and WHEREAS, Section 36 of the Agreement authorizes the Parties to modify the Original Agreement terms.

TERMS
NOW, THEREFORE, the Parties agree to amend the Original Agreement as follows:

1. Section 1 “Term” shall be amended to read as follows:
“1. Term. The term of this Agreement shall commence upon April 14, 2022 and shall remain in effect until June 30, 2027, unless terminated earlier as set forth herein.

2. Section 3. “Statement of Work” shall be amended to read as follows:
“3.1 Consultant shall diligently perform all the services described in the Scope of Services attached hereto as Exhibit A and the Amended Exhibit B all incorporated herein by reference. The City may elect to delete certain tasks of the Scope of Services and those set forth in Amended Exhibit B at its sole discretion.”
65 3. Section 7.10 is amended to read as follows:
“7.10 The total amount payable by City shall not exceed $2,125,610.69 (the original contract price of $1,982,098.69 plus the additional $143,512.00).

4. Exhibit B of the original agreement is modified to include the January 30, 2026 Amendment request from GPA consulting Vice President Richard Galvin and to include the January 28, 2026 Project Segment Phasing Traffic Analysis request. All references to Exhibit B in the original Agreement include this modification.

5. Except as amended by this Amendment No. 2, all provisions of the Original Agreement, as amended, shall remain unchanged and in full force and effect.

6. Affirmation of Agreement: Warranty Re Absence of Defaults. City and Consultant each ratify and reaffirm each and every one of the respective rights and obligations arising under the Agreement. Each party represents and warrants to the other that there have been no written or oral modifications to the Original Agreement other than as provided herein. Each party represents and warrants to the other that the Original Agreement is currently an effective, valid and binding obligation.

Consultant represents and warrants to City that, as of the date of this Amendment No. 2, Consultant is not in default of any material term of the Original Agreement and that there have been no events that, with the passing of time or the giving of notice, or both, would constitute a material default under the Original Agreement.

City represents and warrants to Consultant that, as of the date of this Amendment No. 2, City is not in default of any material term of the Original Agreement and that there have been no events that, with the passing of time or the giving of notice, or both, would constitute a material default under the Original Agreement.

7. Adequate Consideration. The parties hereto irrevocably stipulate and agree that they have each received adequate and independent consideration for the performance of the obligations they have undertaken under this Amendment No. 2.

8. Authority. The persons executing this Amendment No. 2 on behalf of the parties hereto warrant that (i) such party is duly organized and existing, (ii) they are duly authorized to execute and deliver this Amendment on behalf of said party, (iii) by so executing this Amendment No. 2, such party is formally bound to the provisions of this Agreement, and (iv) entering into this Amendment No. 2 does not violate an provision of any other agreement to which said party is bound.
66 9. The recitals and exhibits are integral to this Amendment No. 2 and incorporated herein by this reference.

IN WITNESS WHEREOF, the Parties executed this Amendment No. 2 on the dates set forth below.

Date: GPA Consulting
By: ______________________
Richard Galvin, Vice President
Date: CITY OF LOS BANOS
By: _____________________
Michael S. Amabile, Mayor
ATTEST:

Lucille L. Mallonee, City Clerk
APPROVED AS TO FORM:

Mary Lerner, City Attorney
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68 AMENDMENT NO. 2

EXHIBIT A
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98 PIONEER ROAD WIDENING PROJECT

SCOPE OF WORK

PROJECT MANAGEMENT
Throughout the environmental process, CONSULTANT will maintain a clear line of communication with the City and design engineers and will conduct regular status checks to ensure all tasks are on schedule and within budget. The CONSULTANT project manager will prepare a schedule for all environmental tasks and will update it monthly and prepare a monthly progress report for each task that includes the progress of each task, new and ongoing issues, proposed resolutions, and estimated impact on the schedule. CONSULTANT will also maintain both electronic and hard copies of the complete environmental record and will provide the City with a copy of all final documentation. CONSULTANT project manager will update the track update the schedule, coordinate sub consultants, City, and engineers.

MEETINGS
CONSULTANT will attend one kick off meeting, up to 18 PDT meetings, up to 12 agency coordination meetings, bi-monthly coordination meetings with Mark Thomas, up to 6 stakeholder meeting, up to 6 community meetings, up to 3 public workshops, and a scoping meeting for agency and public. It is assumed that all meetings will be held virtually.

QUALITY ASSURANCE/QUALITY CONTROL (QA/QC)
In order to maintain efficient and high-quality environmental documentation, CONSULTANT will perform thorough and accurate technical reviews of all deliverables prior to submittal to the City and Caltrans.

Staff understanding and proficiency of NEPA/CEQA requirements, as well as familiarity with the Caltrans Annotated Outlines, will ensure minimal comments are received on all documents submitted.

Deliverable(s):
• Document Reviews

TECHNICAL STUDIES
CONSULTANT shall coordinate and prepare all required technical studies to be included in the Environmental Impact Report (EIR) and Environmental Assessment (EA). Preparation of all technical analyses and reports will follow local, state, and federal environmental guidelines, primarily consisting of the CALTRANS Standard Environmental Reference (SER) website, CALTRANS Local Assistance Procedures Manual, local and state CEQA Guidelines and FHWA Guidance on preparing and processing Environmental and Section 4(f) documents. The formats to be used for the technical studies will follow the guidance available on the CALTRANS SER website as of the date that those studies are initiated.

Unless otherwise noted, the deliverables for the technical studies will be a separate bound report including a standardized project description, a methodology relevant to each topic area, description of the affected environment, impact assessment and mitigation measures. Each draft technical study will 99 be submitted to the City for review. Following City review, the document will be revised, and a draft technical study will be provided to Caltrans for review. Following Caltrans review, the document will be revised, and a final technical study will be submitted to the City for review and approval before submitting to Caltrans for review and approval. All technical studies will be submitted electronically.

Deliverables:
• Draft technical studies
• Final technical studies
Preparation of the following technical reports and memorandums are anticipated:
• Community Impact Assessment
• Visual Impact Assessment
• Biological Resources
o Natural Environment Study
o Aquatic Resources Delineation Report
• Cultural Resources
o Historic Property Survey Report
o Archaeological Survey Report
o Historical Resources Evaluation Report
o Finding of Effect
• Water Quality Assessment Report
• Section 4(f) – De Minimis
• Air Quality Technical Report
• Noise Study Report
• Biological Resources
o Aquatic Resources Delineation Report
o Natural Environment Study
o Biological Assessment (Section 7 Consultation)
• Hazardous Waste Study (Initial Site Assessment)
• Land Use Study

PUBLIC OUTREACH & ENGAGEMENT
CONSULTANT will engage the community for both the environmental review and the conceptual landscape development of the project. All required engagement for the project under CEQA and NEPA will be provided. It is anticipated that the following outreach will be included:
• Public Scoping Meeting(s)
• Public Meeting(s) to discuss conceptual landscape and aesthetics • Public Meeting(s) to accept comments on draft environmental documents • Kick-off Meeting
CONSULTANT will develop a draft public engagement plan that will serve as the road map through the process to certification. This plan will identify who will be informed about the project, and what some potential concerns will be. The engagement plan will propose multiple methods to reach the public, 100
each tailored to address a subset of stakeholders that need to be informed. This may include stakeholders who do not normally attend public meetings. The engagement plan will also outline how project feedback will be monitored closely to respond quickly to misinformation. The engagement plan will be provided in draft form to the prime contractor and City for review and comment.

CONSULTANT will develop and distribute outreach materials for one Public Scoping Meeting.

CONSULTANT will also review and comment on the presentation prepared by the prime consultant.

PlaceWorks will help facilitate the meeting, including hosting it on an online platform if needed.

CONSULTANT will develop and distribute outreach materials for one Public Meeting to discuss the conceptual design development of the Pioneer Road Widening project. For this meeting CONSULTANT will create a draft presentation to be reviewed and approved by the prime consultant and City staff.

CONSULTANT will help facilitate the meeting, including hosting it on an online platform if needed.

CONSULTANT will provide support for one Public Meeting to gather comments on the draft environmental review documents. This meeting will be during the state required public review comment period. CONSULTANT will develop and distribute outreach materials, review the presentation prepared by the prime consultant, and help facilitate the meeting, including hosting it on an online platform if needed.

CONSULTANT will be prepared to help engage the community and facilitate additional meetings during the course of the project. This may include additional stakeholder meetings, Spanish speaking materials and meetings, appearances at local service organizations, special outreach to address Environmental Justice concerns, meetings with advocacy groups or other outreach methods.

CONSULTANT will create a short presentation that explains the efforts made to engage the community and a summary of input received. This summary presentation will be suitable for including in presentations to the Los Banos Planning Commission and City Council during the hearings process.

ENVIRONMENTAL DOCUMENTATION

INITIAL STUDY AND NOTICE OF PREPARATION
For the proposed project CONSULTANT will utilize a distribution list developed with the City to distribute the document. It is assumed that the distribution list will include owners and residents, along with their mailing addresses, within 500 feet of the proposed project limits. CONSULTANT will prepare an Initial Study (IS) and Notice of Preparation (NOP) in accordance with City requirements for publication in a newspaper of local circulation (both English and Spanish), for posting at the Merced County Clerk’s office, and for distribution to anyone who has filed a written request with the City. The IS is a screening level document used to eliminate extensive analysis of issues in the EIR that would have no impacts or less than significant impacts. The IS will be used as an attachment to the NOP. A draft IS/NOP will be provided to the City for review and approval. It is assumed that CONSULTANT will coordinate publication of the IS/NOP with the appropriate newspapers. The IS/NOP will be posted on the City’s website.

Electronic copies of the IS/NOP will be provided to other agencies and officials included on the distribution list (and anyone else who specifically requests a copy of the document), and an electronic copy of the IS/NOP will be provided to property owners and residences within a 0.5 mile radius of the proposed project. A Draft State Clearinghouse Form (Notice of Completion & Environmental Document 101
Transmittal) will be prepared and submitted to the City for review. The final form will be submitted by CONSULTANT to the State Clearinghouse electronically.

Deliverable(s):
• Draft and Final IS/NOP
• Draft and Final Notice of Completion & Environmental Document Transmittal

DRAFT CEQA/NEPA ENVIRONMENTAL DOCUMENT
The mini-PEAR anticipated that the environmental document to satisfy CEQA would be an IS/MND and the environmental document to satisfy NEPA would be a Complex EA/Finding of No Significant Impact (FONSI). On the Class of Action form Caltrans made the determination that the anticipated environmental document to comply with NEPA would be a Complex EA.

Confirmation of the CEQA environmental document will be made once the results of the technical studies are available. Confirmation of the NEPA environmental document will also be made once the results of the technical studies are available. If the City and Caltrans determine that a routine EA is the appropriate NEPA environmental document, CONSULTANT will prepare a routine EA, which is not required to go through Caltrans’ 5-Step quality control process. However, if a Complex EA is needed, compliance with Caltrans’ 5-Step quality control process will be required.

Under NEPA Assignment Caltrans will be the lead agency for NEPA compliance. The City will be the lead agency for CEQA compliance. A joint CEQA/NEPA environmental document will be prepared by CONSULTANT using the formats specified in the Caltrans Standard Environmental Reference (SER). To reduce iterations of the document, CONSULTANT will conduct a revision workshop with the City and Caltrans, if needed, to facilitate completion of the document following the review of the draft CEQA/NEPA environmental document, if comments remain after this review. It is assumed that the technical studies will not be included in the availability, but electronic copies will be available if requested by anyone during the public availability period. The draft CEQA/NEPA environmental document will include a Mitigation Monitoring Reporting Program (MMRP)/Environmental Commitment Record (ECR). The following submittals are assumed.

Deliverable(s):
• Administrative draft NEPA/CEQA environmental document • Draft NEPA/CEQA environmental document
• Final draft NEPA/CEQA environmental document for City and Caltrans approval and circulation for public review
• ECR)/MMRP (included as an appendix in each submittal of the draft NEPA/CEQA environmental document)

PUBLIC REVIEW
The draft CEQA/NEPA environmental document will be circulated for public review and electronically submitted to the State Clearinghouse per the distribution list. CONSULTANT shall prepare and publish and Notice of Availability (NOA) and opportunity for public hearing. The draft NEPA/CEQA environmental document will be posted on the City’s website. 102
Electronic copies of the draft CEQA/NEPA environmental document will be provided to other agencies and officials includes on the distribution list (and anyone else who specifically requests a copy of the document), and an electronic copy of the draft CEQA/NEPA environmental document will be provided to property owners and residences within a 0.5 mile radius of the proposed project.

Deliverable(s):
• Draft and Final NOA

RESPONSE TO COMMENTS
At the close of the public circulation period for the draft CEQA/NEPA environmental document, CONSULTANT will review and respond to all comments received. The comments will be responded to and incorporated directly into the Final CEQA/NEPA environmental document. It is assumed that no comments requiring legal review or requiring new analyses or from lawyers will be received.

Deliverable(s):
• Draft and Final Responses to Comments

FINAL CEQA/NEPA ENVIRONMENTAL DOCUMENT
CONSULTANT will revise the final CEQA/NEPA environmental document to respond to the comments and to document whether any changes to the project have occurred. The following submittals are assumed. If comments remain after the revised draft final CEQA/NEPA environmental document then a revision workshop will be held to address any remaining comments. The final CEQA/NEPA environmental document will include a Mitigation, Monitoring, and Reporting Program (MMRP)/Environmental Commitment Record (ECR). If the project would result in significant impacts that cannot be mitigated under CEQA CONSULTANT will prepare Findings and a Statement of Overriding Consideration (SOC). The Findings and SOC will be used to support a resolution for City Council approval.

Deliverable(s):
• Draft final CEQA/NEPA environmental document for review • Final CEQA/NEPA environmental document for City and Caltrans approval • Draft Findings/SOC
• Final Findings/SOC

NOTICE OF DETERMINATION
CONSULTANT will prepare the Notice of Determination (NOD) in compliance with CEQA. It is assumed that CONSULTANT will file the NOD with the Office of Planning and Research (OPR). The NOD would also be posted with the Merced County Clerk. This notice starts a statute of limitation period under CEQA. Along with the NOD a California Department of Fish and Wildlife (CDFW) filing fee would also be filed. The CDFG CDFW filing fee has been included in the submitted cost estimate and is assumed to not exceed $2480.25 plus $50.00 for Merced County Clerk.

Deliverable(s):
• Draft Notice of Determination
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• Final Notice of Determination

CONCEPTUAL LANDSCAPE ARCHITECTURE
CONSULTANT will develop conceptual landscape and aesthetics materials for the project. These will serve as the basis for development of 35% and 65% construction documents. The first four subtasks will review materials developed by the engineering team for the Pioneer Road Widening project including the following:
• Review of Surveys and Base Drawings
• Review of Roadway and Structural Alternatives
• Review of Preliminary Cross Sections
• Review of Utility Conflicts
CONULTANT landscape architects will develop attractive and cost-effective concepts for Pioneer Road.

These concepts may include ideas for tree and understory planting, bed plantings, median designs, lighting, sound walls, hardscape materials, furnishings and other items. The individual concepts will be united by an overall concept that ties the corridor together. Draft materials will be presented to the project team and City staff for review and comment. After revision the concepts will be presented to the community in the Conceptual Design Public Meeting. Following the meeting the concepts will be refined using public comments as a guide.

CONSULTANT will develop high-level costs for the concepts developed in the previous tasks. Unit costs will be reviewed and approved by the project team before applying to take-offs. These landscape conceptual costs will be provided to the project team to include in overall project cost estimates. Cost estimates will include irrigation costs. All mobilization costs and other soft costs are assumed to be provided by others.

If needed, CONSULTANT will review the landscape concepts to provide options to reduce costs. This may be by reducing amount of planting areas, changing material choices or other cost-saving measures.

CONSULTANT will work with the project team to develop a proposal or alternate proposals for project phasing of landscape concepts. These will be closely coordinated with engineering phasing. If needed, cost estimates will be broken down by phase as well.

TRANSLATION - OPTIONAL
Spanish translation. If desired, CONSULTANT’s in-house multilingual staff will provide Spanish language translation. This could include translation of outreach materials, meeting summaries and other documents. It could also include Spanish language facilitation of Public Meetings. 65% LANDSCAPE – OPTIONAL
If desired, CONSULTANT will refine the landscape concepts and develop a set of 35% and 65% construction documents for the entire corridor.

ADL & GEOTECHNICAL SERVICES – OPTIONAL
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Preliminary Geotechnical Design & Materials Report
The Preliminary Geotechnical Design & Materials Report (PGDR) will include the 4-lane arterial road and various signs, lighting, signals, and underground utilities. Detail scope for preparing this report is as follows:
• Research and Data Collection
• Permits/USA Clearances: We will comply with local permit requirements. Borings are assumed to be performed within the City of Los Banos right-of-way for the proposed widening, which will require us to obtain encroachment permits. We will obtain a City of Los Banos encroachment permit and Merced County boring permit. We assume the fees of the City of Los Banos permit(s) will be waved. The fee estimate includes the fees for the Merced County Boring Permit. Based on our previous experience, a shoulder closure and/or lane closure is anticipated to be required for these borings. We will field locate the borings and call for Underground Service Alert (USA) for clearance of utilities at boring locations. We also assume that the City of Los Banos will provide access to the undeveloped land where the new roadway construction will take place. • Field Exploration: We plan on performing the borings for both the roadway widening and creek/canal crossings concurrently. The boring program for the borings associated with the roadway widening would include 25 borings on roadway pavement at a depth of 5’ and 5 borings at lighting and sign locations at a depth of 15’.

These explorations will provide an evaluation of subsurface conditions for the proposed roadway portion of the project. The boring locations will depend upon the available access and any boring data from previous studies. We anticipate using a truck mounted drill rig for our work. • Classify and continuously log subsurface soil conditions encountered in each test boring at the time of drilling. Obtain "relatively undisturbed" and bulk samples of substrata from test borings.

The borings will be drilled and backfilled with soil cuttings unless directed otherwise and patched with asphalt concrete cold patch if performed in the existing asphalt. • Laboratory Testing: Perform laboratory tests on representative soil samples such as moisture density, direct shear, gradation, R-value, maximum density/optimum moisture, corrosion, and Plasticity Index tests, as necessary.

The PGDR will summarize the field and laboratory programs and provide comments and preliminary recommendations to support the 30% Submittal and will follow Caltrans guidelines. The PGDR will be updated as necessary to produce the final GDR for support of the final design of the roadway. It is anticipated the GDR will include:
• A description of the proposed project, including a site vicinity map showing the location of the project alignment and a site plan showing the approximate locations of the exploration points for this study.
• General description and characteristics of the subsurface materials along the roadway alignment, including boring logs.
• A summary of the field exploration and laboratory testing programs. • Discussion of regional and local geology, including faults and seismicity. • Comments and recommendations for site preparation and earthwork grading. • Recommendations for new roadway structural sections.
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• Recommendations for slope stability (embankment).
• Recommendations for pole foundations for signs, lighting, and signals. • Recommendations for foundation design of retaining walls, if necessary. • Recommendations for lateral earth pressures for use in design of retaining walls, if necessary. • Comments on the general corrosion potential of on-site soils to buried metal and concrete.

The PGDR will be updated as necessary to produce a final GDR for support of the final design of the roadway and ramps.

Deliverable(s):
• Preliminary Geotechnical Design and Materials Report
• Final Geotechnical Design and Materials Report
Main Canal and Pedestrian - Bridge Foundation Reports
The Foundation Reports may be subject to Caltrans review and will follow Caltrans format. It is anticipated the bridge selection may require an internal type selection meeting. Detail scope for preparing this report is as follows:
• Research and Data Collection: Review of readily available geologic and soil literature in the vicinity of the site including review of any as-built drawings and existing Log of Test Borings (LOTB).
• Permits/USA Clearances: Any City of Los Banos or Merced County encroachment permits will be provided to CONSULTANT. Borings will be performed within the shoulder area of the Pioneer Road right of way at the Main Canal crossing. Traffic control is anticipated to be required for the borings at the proposed structure locations. CONSULTANT will field locate the borings and call for Underground Service Alert (USA) and perform Ground Penetrating Radar (GPR) scanning for clearance of utilities at boring locations.
• Field Exploration: Because of high costs associated with performing field borings we plan on performing the borings for the Main Canal and pedestrian bridge structures concurrently with the borings for the GDR. The boring program for the proposed bridges would be 2 borings at a depth of 70’ at the canal crossing and 2 borings at a depth of 50” at pedestrian bridge. • Classify and continuously log subsurface soil conditions encountered in the test borings at the time of drilling. Obtain "relatively undisturbed" and bulk samples of substrata from test borings.

The borings will be drilled and backfilled with neat cement grout. • Laboratory Testing: Perform laboratory tests on representative soil samples such as moisture density, direct shear, gradation analyses, corrosion tests and Plasticity Index test, as necessary. • Allowance has been made to attend two team meetings or conference calls.

Based on engineering evaluation and analysis of the field and laboratory data, Preliminary Foundation Reports (PFR) will be prepared for the Main Canal crossing and pedestrian bridge. A final Foundation Report (FR) will be prepared once the bridge and foundation geometry and loads have been finalized and all review comments have been received. The report will follow basic Caltrans LRFD guidelines and the revised Caltrans Foundation Report Preparation for Bridge Foundations (2018). The FR will present final comments and recommendations to aid in design of the bridges. It is anticipated that the following specific items will be included in the FR:
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• A description of the proposed project;
• Discussion of the field and laboratory testing programs; • Comments on the regional geology and site engineering seismology, including the potential for liquefaction and seismically induced settlement;
• Recommended peak ground acceleration and ARS curve based on Caltrans Seismic Design Criteria 2.0;
• Recommended parameters for use in design of the selected foundation type. A Footing Data Table would be provided for spread footings or box culvert with bottom slab foundations. As needed, abutment Pile Data Table would be provided for drilled or driven piles; • Recommended gross and net permissible contract stress associated with tolerable settlements and bearing capacity and design footing elevations of spread footing foundations, as appropriate;
• Recommendations for lateral capacity of spread footings (passive pressure and frictional coefficient), as appropriate;
• Recommendations for design of laterally loaded piles, including LPILE profile, deflection versus lateral load data, and moment distribution curves, as appropriate; • Comments on soil stiffness and ultimate equivalent lateral pressure for resisting dynamic loading of abutment walls;
• Comments on the corrosion potential of foundation soil; • Log of Test Boring drawings suitable for inclusion into the contract drawings.

Deliverable(s):
• Preliminary Foundation Reports
• 65% Submittal Foundation Reports
• 95% Submittal Foundation Reports
• Final Foundation Reports
ADL Survey
The ADL study will be conducted along the project alignment to investigate the potential for aerially deposited lead in the soils adjacent to the project and include the following tasks:

Work Plan and Health and Safety Plan Preparation - CONSULTANT will prepare a work plan and health and safety plan. The work plan will state the purpose of the ADL investigation, the scope of work, and the proposed methods and procedures for sampling and analysis. CONSULTANT standard sampling protocols will be included in the work plan. The health and safety plan will be included within the work plan and will include information relevant to the project site and appropriate health and safety procedures to be followed during completion of the field work portion of the investigation.

Field Work and Laboratory Analysis - Prior to soil sampling activities, the soil sampling locations will be marked in white paint and marking flags. Kleinfelder will contact Underground Service Alert (USA) 48 hours prior to conducting field work to notify local utilities of the proposed subsurface work. USA provides a partial location service free of charge for major utility lines. In addition, CONSULTANT will retain a utility locating contractor to mark potential utilities and subsurface interferences. 107
CONSULTANT assumes that the City of Los Banos will provide an encroachment permit for the work.

Traffic control will be utilized in order to safely access each sample location. Field work will be conducted during daylight hours.

Soil sampling borings will be located on the shoulders of Pioneer Road and Ward Road. CONSULTANT assumes that two crews of two staff will be used to expedite the soil sampling and minimize traffic control. Boring locations will be placed at approximately 500-foot intervals, on alternating sides of the pavement along the alignment within the unpaved shoulders (where appropriate), between approximately 4 to 8-feet from the edge of pavement. Thus, field activities will include the advancement of up to 51 hand auger borings to a depth of 2.5 feet, or refusal, whichever occurs first. Borings will be advanced by hand auger methods and the field sampling equipment will be decontaminated between boring locations. Samples will be collected at three intervals from each 2.5-foot soil boring: 0.0 to 0.5 feet, 1.0 to 1.5 feet, and 2.0 to 2.5 feet. In addition, we recommend that arsenic and organochlorine pesticides be tested in the shallow samples from these borings.

In addition, the field where the road east the Los Banos Creek is planned will be assessed with twenty borings, spaces approximately 500 feet apart in the planned road alignment. Each hand auger boring will be advanced to a depth of 2.5 feet or refusal. Sample will be collected at the same intervals as discussed above. For these borings only the most shallow soil samples will be tested for organochlorine pesticides, arsenic and pH as described in the Department of Toxic Substance Control’s Guidance for Agricultural Land Sampling Revision 3 (DTSC 2008). If pesticides are detected above screening levels in the shallow sample the deeper samples will be tested.

CONSULTANT anticipates the following analyses (and EPA Method) will be performed on the soil:
• The 161 soil samples will be submitted for total lead analysis using EPA Method 6010 • The 161 samples will be analyzed for pH using EPA Method 9040/9045 • The 51 shallow samples from alongside Pioneer and Ward Roads, plus 5 discrete samples from the agricultural field, plus three duplicate samples will be analyzed for organochlorine pesticides (OCPs) using EPA Method 8081.
• 161 samples will be tested for arsenic by EPA Method 6020 Soil samples reported to contain total lead concentrations in excess of 50 mg/kg will be further analyzed for soluble lead using Waste Extraction Test (WET) method. CONSULTANT has assumed for cost estimating purposes that approximately 10 percent of samples (21 samples) will be analyzed for soluble lead.
• The 32 soil samples will be submitted for soluble lead and arsenic using the Waste Extraction Test (WET) method, EPA Method 7000.

Soil samples reported to contain lead concentrations in excess of 1000 mg/kg will be further analyzed for TCLP soluble lead. CONSULTANT has assumed for cost estimating purposes that ten (10) samples will be analyzed for TCLP.

Additional analysis for soluble lead (WET or TLCP) will be charged at a unit price of $120 per sample and in accordance with CONSULTANT’s current hourly fee schedule for sample handling, laboratory coordination, and results assessment.
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The additional analysis for STLC and TCLP will be at a unit price of $150 per sample.

If shallow soil samples collected from the field contain OCPs, deeper samples will be tested on $135 per sample basis
The samples will be analyzed on a standard laboratory turnaround time requiring approximately 10 to 15 working days for completion.

Residual soil generated during the soil sampling activities will not be contained and be placed back into the sample boreholes.

In addition to soil collection for lead analysis, CONSULTANT will investigate the potential for lead in the road paint striping by utilizing an X-ray fluorescence (XRF) device. The XRF device is a non-destructive method for analyzing lead concentrations. This testing will be conducted on the lane striping adjacent to each soil sample location.

Upon completion of soil sampling, and receipt and review of analytical results, CONSULTANT will tabulate the soil sample analytical data generated during the investigation. The data will be keyed to field locations and represented on site maps. The report will include:
• A description of field activities, observations, and protocols; • Tabulated results of the soil sample analysis with copies of certified analytical laboratory results and chain-of-custody documentation;
• Description and documentation of QA/QC procedures employed for field and laboratory work; • A graphical representation of soil sampling locations; • Data statistical analysis (Pro-UCL) for ADL and discussion; and, • Conclusions and recommendations based on the data acquired.

REGULATORY PERMITTING – OPTIONAL
Section 401 of the Clean Water Act Water Quality Certification GPA is currently scoped to prepare a CWA Section 401 Water Quality Certification application. The Regional Water Quality Control Board (RWQCB) has jurisdiction over waters of the state under the PorterCologne Act. The RWQCB typically takes jurisdiction over all surface and ground waters in the state of California
The State Water Resources Control Board issued a revised Implementation Guidance for the State Wetland Definition and Procedures for Discharges of Dredged or Fill Material to Waters of the State on May 28, 2020. GPA will prepare a Restoration/Revegetation Plan for Temporary Impacts, a Water Diversion and Dewatering Plan, Compensatory Mitigation Plan, and an Erosion Control Plan as part of the regulatory permit application package, as applicable. GPA will prepare an application for Waste Discharge Requirements for submittal to the RWQCB. The application will include location information, a description of the discharge, best management practices to minimize impacts, a site map, and other pertinent project information, as required by the RWQCB.

Deliverable(s):
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• One (1) electronic copy of the Section 401 Water Quality Certification application package and attendance at one RWQCB pre-application meeting.

Section 404 of the Clean Water Act Nationwide Permit
Section 404 of the Clean Water Act regulates, and authorizes the USACE to issue permits for the discharge of dredged or fill materials into waters of the U.S. It is expected that the project will fall within the scope of the USACE Nationwide Permit 14 for “Linear Transportation Facilities.” To qualify for this permit, the project must meet 27 general conditions and not result in greater than 0.5 acre of permanent impacts (e.g., loss) on jurisdictional waters of the U.S. A pre-construction notification (PCN) would be required for the project if more than 0.10 acre of permanent impacts on waters of the U.S would result from the project. If a PCN isrequired, GPA will prepare the PCN package for submittal to the USACE. The application will include a brief description of the project; identify best management practices that would be employed to minimize incidental construction-related discharge to waters of the U.S., and other pertinent project information, as required by the USACE. If an individual Section 404 permit is required then this will be communicated to the CITY and a scope and cost for performing this work will be submitted.

Deliverable(s):
• One (1) electronic copy of the Section 404 application package Fish and Game Code 1602 Streambed Alteration Agreement
GPA will prepare California Fish and Game Code Section 1602 Streambed Alteration Notification application package. A Temporary Impacts Restoration/Revegetation Plan and Water Diversion Plan would be required as part of the regulatory permit application package.

Deliverable(s):
• One (1) electronic copy of the 1602 notification package Assumptions
This scope of work has been prepared based on the following assumptions:
• This list of tasks is based on the project information provided. If the limits of the project area or scope of the project change substantially, or if currently unknown circumstances arise in a manner that would result in greater environmental impacts, GPA will provide an additional scope of work and budget to support this effort.
• Unless otherwise identified herein, deliverables will be subject to no more than two rounds of comments and comments will be consolidated, legible, and organized. Additional rounds of comments, unconsolidated comments, or illegible comments could require additional scope and budget. • Unless otherwise identified herein, all deliverables will be submitted electronically. • Plans will be provided as CAD and PDF files, at minimum, and as GIS SHP files, if needed. Additional budget will be required if these files are not well organized and clearly understandable. Complete plans with sufficient detail for analyzing potential effects will be provided to GPA prior to initiating technical 110
studies.
• The scope of work would be limited to the evaluation of existing conditions and the preferred build alternative. Evaluation of additional alternatives is not included and may require additional scope and budget.
• A complete project description and 65 percent plans will be provided prior to initiating the environmental permitting applications.
• A Habitat Mitigation and Monitoring Plan, if required to support the permitting phase, is not included in this scope of work. If such a report is required to obtain permits (for compensatory or offsite mitigation for permanent impacts), GPA will provide an additional scope of work and budget to support this effort.
• The Temporary Impacts Restoration/Revegetation Plan included in the regulatory permit application is limited to initial identification of proposed mitigation options. If additional coordination is needed, an additional scope of work and budget will be provided. Credit or mitigation coordination beyond the initial identification of options or required credits is not included in this scope of work. If additional coordination is requested, GPA will provide an additional scope of work and budget to support this effort.
• GPA assumes the County will be responsible for paying all fees associated with the regulatory permitting.
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112
Richard Galvin, Principal
Env PlannerRyan Todaro, Sr. Associate Env PlannerCatherine Saint, Sr. Env PlannerAdelyn Alanis, Associate Env PlannerIsabella Burch, Env PlannerMartin Rose,Sr. GIS AnalystMarieka Schrader,Sr. Associate BiologistSheri Mayta,Sr. BiologistAngela Scudiere,Sr. BiologistStan Glowacki,Sr. BiologistJennifer Johnson,Sr. BiologistMario Mayo, Patrick Griggs, Cory Quon, BiologistAndrea Galvin,Principal Arch HistorianJenna Kachour,Sr. Arch HistorianAmanda Duane,Sr. Arch HistorianAudrey von Ahrens,Associate Arch HistorianTotal HoursOther Direct CostsSub Consultant Costs(Base Tasks)Sub Consultant Costs(Optional Tasks)Total GPA Labor Hours (Costs)Grand Total (Base Tasks Only)Grand Total (Incl. Base & Optional Tasks) Tasks Task Description $ 308.50 $ 269.68 $ 149.83 $ 116.86 $ 89.90 $ 154.31 $ 208.32 $ 175.29 $ 157.31 $ 152.82 $ 151.32 $ 74.91 $ 314.61 $ 143.50 $ 142.32 $ 97.32 1 Project Management 110 210 220 540 $ 110,345.53 $ 110,345.53 $ 110,345.53 2 Kick Off Meeting/PDT's (assumes 18 PDT's and K/O Virtual) 54 54 54 162 $ 36,076.32 $ 36,076.32 $ 36,076.32 3 Agency Coordination (Assumes 12 Virtual Meetings) 42 42 42 126 $ 28,059.36 $ 28,059.36 $ 28,059.36 4 Meetings with Mark Thomas (Assumes Bi Monthly Virtual) 72 72 144 $ 41,628.81 $ 41,628.81 $ 41,628.81 5 Prepare and Maintain Schedule 12 44 56 $ 15,567.74 $ 15,567.74 $ 15,567.74 6 Progress Reports/Invoicing 20 20 $ 5,393.50 $ 5,393.50 $ 5,393.50 7 Prepare Scoping Meeting for Agency and Community 12 24 44 36 116 $ 18,552.42 $ 18,552.42 $ 18,552.42 8 Stakeholder Meetings (Assumes 6 Virtual Meetings) 16 16 16 48 $ 10,689.28 $ 10,689.28 $ 10,689.28 9 Community Meetings (Assumes 6 Virtual Meetings) 16 16 16 48 $ 10,689.28 $ 10,689.28 $ 10,689.28 10 Public Workshops (Assumes 3 Virtual Meetings) 8 8 8 24 $ 5,344.64 $ 5,344.64 $ 5,344.64 11 QA/QC 24 68 46 36 174 $ 46,650.55 $ 46,650.55 $ 46,650.55 12 Community Impact Assessment 8 28 72 224 0 68 400 $ 450.00 $ 57,475.76 $ 57,925.76 $ 57,925.76 13 Visual Impact Assessment 16 24 40 $ 11,408.25 $ 11,408.25 $ 11,408.25 14 HPSR/HRER/FOE/MOA 10 16 48 130 226 468 898 $ 6,500.00 $ 116,558.97 $ 123,058.97 $ 123,058.97 15 Archeological Services (InContext) 10 16 26 $ 36,876.62 $ 5,093.97 $ 41,970.59 $ 41,970.59 16 Water Quality Study 10 16 138 96 88 348 $ 38,619.75 $ 38,619.75 $ 38,619.75 17 Section 4(f) - Di Minimis 8 24 88 120 $ 16,036.66 $ 16,036.66 $ 16,036.66 18 Air Quality, Greenhouse Gas, Air Quality Conformity, Noise & Vibration Impact Assessments (Ambient) 10 16 26 $ 35,074.46 $ 5,093.97 $ 40,168.43 $ 40,168.43 19 Aquatic Resources Delineation Report & Strategic Advisory (ESA) 10 16 24 50 $ 38,397.33 $ 8,869.30 $ 47,266.63 $ 47,266.63 20 Natural Environment Study 36 10 22 86 22 286 462 $ 584.00 $ 49,810.18 $ 50,394.18 $ 50,394.18 21 Biological Assessment (Section 7 Consultation) 18 8 66 46 124 262 $ 350.00 $ 31,145.20 $ 31,495.20 $ 31,495.20 22 ISA Services (Kleinfelder) 10 16 26 $ 20,287.56 $ 5,093.97 $ 25,381.53 $ 25,381.53 23 Public Outreach & Engagement, Visual Impact Assessment, Land Use Study, Conceptual Landscape (PlaceWorks) 10 36 46 $ 161,866.99 $ 8,090.50 $ 169,957.49 $ 169,957.49 24 Notice of Preparation/Initial Study 8 36 64 88 16 212 $ 4,000.00 $ 30,035.58 $ 34,035.58 $ 34,035.58 25 Admin. Draft EIR/EA 24 48 88 248 446 86 940 $ 115,881.07 $ 115,881.07 $ 115,881.07 26 5 Step Process for Draft EIR/EA 24 24 48 96 96 288 $ 40,916.82 $ 40,916.82 $ 40,916.82 27 Prepare Draft EIR/EA for Approval to Circulate 6 16 18 36 76 $ 13,069.55 $ 13,069.55 $ 13,069.55 28 Public Hearing 16 24 24 38 36 138 $ 22,681.13 $ 22,681.13 $ 22,681.13 29 Circulate Draft EIR/EA 4 12 34 48 98 $ 5,000.00 $ 12,758.55 $ 17,758.55 $ 17,758.55 30 Admin. Final EIR/EA 16 36 96 124 168 10 450 $ 60,164.65 $ 60,164.65 $ 60,164.65 31 Response to Comments 8 24 44 96 148 36 36 392 $ 50,885.39 $ 50,885.39 $ 50,885.39 32 Final EIR/EA 12 24 36 72 $ 9,277.15 $ 9,277.15 $ 9,277.15 33 Final EIR/EA 5 Step Process 8 36 36 24 24 128 $ 22,532.30 $ 22,532.30 $ 22,532.30 34 Final EIR/EA Approval 4 10 36 50 $ 7,167.24 $ 7,167.24 $ 7,167.24 35 Noticing (NOD, SOC, Findings & FONSI 16 24 40 48 96 224 $ 4,000.00 $ 31,641.05 $ 35,641.05 $ 35,641.05 36 Translation & 65% Landscape -Optional (Placeworks) 0 $ 251,000.00 $ - $ - $ 251,000.00 37 ADL & Geotechnical Services - Optional (Kleinfelder) 0 $ 268,388.99 $ - $ - $ 268,388.99 38 Regulatory Permitting - Optional

38.A Regional Water Quality Control Board (RWQCB) 2 4 24 12 32 80 154 $ 4,000.00 $ 17,978.67 $ 21,978.67

38.B United States Army Corps of Engineers (USACE) 2 4 24 12 32 80 154 $ 17,978.67 $ 17,978.67

38.C California Department of Fish & Wildlife (CDFW) 2 4 24 12 32 80 154 $ 17,978.67 $ 17,978.67 TOTAL HOURS 530 1018 694 1188 1752 270 64 22 212 68 192 738 84 166 226 468 TOTAL COST $ 163,506.49 $ 274,529.23 $ 103,979.53 $ 138,826.26 $ 157,508.45 $ 41,664.71 $ 13,332.31 $ 3,856.29 33,348.72$ 10,391.62$ 29,053.86$ 55,285.95$ 26,427.29$ 23,821.09$ $ 32,163.51 $ 45,545.11 7692 24,884.00$ $ 292,502.96 $ 519,388.99 $ 1,153,240.41 $ 1,412,691.35 $ 1,990,016.36 $ 50,018.35 $ 52,472.43
$ 1,462,709.70 $ 2,042,488.79
Cost Estimate
Los Banos - Pioneer Road Widening
Phase 2B - PA&ED: Environmental Clearance & Landscape
Architecture
Total:

Anticipated Salary Increase:
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January 30, 2026
William Via
Public Works Director
City of Los Banos
[email protected]
RE: Pioneer Road Widening Project (Subconsultant Addition – Amendment Request) Dear Mr. Via,
GPA Consulting (“GPA”) was retained by the City of Los Banos to provide professional engineering services for specific tasks associated with the above referenced project.

Amendment Request
This amendment request is based on discussions with the project team and further direction from Caltrans. It is understood that additional analysis of the Pioneer Road Complete Streets Project is required and that the project phases must be studied to support Air Quality Conformity review of the overall project. Therefore, please find attached the scope and costs from Fehr & Peers (subconsultant).

If this is acceptable to the City, please provide an amendment to our contract to include Fehr & Peers as subconsultant and increase our budget by $143,512.

Please contact me if you have any questions.

Thank you,
Richard Galvin, Vice President
GPA Consulting
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January 28, 2026 | 1
January 28, 2026
Ryan Todaro, Principal Environmental Planner
GPA Consulting
Subject: Los Banos Pioneer Road Complete Streets — Project Segment Phasing Traffic Analysis Amendment
Dear Ryan:

Based on discussions with the project team and further direction from Caltrans, we understand that additional analysis of the Pioneer Road Complete Streets Project (Pioneer Road project) is required.

We understand that the project phases must be studied to support Air Quality Conformity review of the overall project. The following project phases have been identified for further study:

Table 1. Project Phasing
Project Name Opening
Year

1. Pioneer Road/Ortigalita Road Signal Project (Under Construction) 2026

2. East of Creek/Pacheco Blvd (SR 152) + East of Creek Extension 2030

3. Pioneer Road/Mercey Springs Road (SR 165) Intersection Improvements 2033

4. Pioneer Road Safety Project (EOC to Ortigalita and Ortigalita to Gus Vilalta) 2036

5. Ward Road Safety Project (Pioneer Road to Pacheco Boulevard (SR 152) 2039

6. Pioneer Road Extension (Mercey Springs Road (SR 165) to Ward Road) 2042

7. Pioneer Road Bridge over Main Canal (Gus Vilalta to Mercey Springs (SR 165) This represents the full buildout of the project and does not require additional analysis.
2045
Per direction from Caltrans, each phase requires a Before-Phase1 and Build-Phase analysis. With Phase 7 being reflected by the full buildout of the project per the TOAR, the first 6 packages require analysis – this means that 12 analysis scenarios must be completed, compared to the 2 Opening Year and 2 Design Year analysis scenarios in the TOAR. These analysis scenarios will use the previouslycompleted SimTraffic and Sidra models for the study area, but it is noted that each SimTraffic analysis will require setup and post-processing time (in addition to coordinating results between time horizon scenarios).

Some of the above phases include major access changes and new connections along the street grid in Los Banos, and therefore the phasing analysis must consider travel patterns under the access considerations consistent with the phasing; this prohibits the use of simple interpolation between the overall project TOAR approved opening year and design year forecasts. The following scope of work reflects the study details of our discussion with the City and Caltrans regarding phasing. 1 Similar to a No Build scenario, the Before-Phase analysis considers future traffic growth and cumulative build out to date of the Pioneer Road project.
115
January 28, 2026 | 3
Sincerely,

FEHR G PEERS
Ian Barnes, PE
Principal
116
January 28, 2026 | 2
Scope Of Work
Task 1 – Traffic Volume Forecasts
The previously-completed forecasting effort contained two sets of model runs: without and with the new East of Creek and Pioneer-to-Ward connections. Phase 2 constructs the East of Creek connection, while it is not until Phase 6 that the Pioneer-to-Ward connection is established.

Therefore, Fehr G Peers will update the Three-County Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) Air Quality Conformity Model (Three-County Model) prepared for the Pioneer Road Project to reflect the scenario with the East of Creek connection only. We will then use interpolation and extrapolation to develop forecasts for each of the phases; this approach will adhere to Caltrans District 10 procedures as developed for the Pioneer Project Traffic Operations Analysis Report (TOAR). Traffic demand volumes for each phase will be summarized in figures for each phase. We expect the forecasts to be subject to review and approval by District 10 forecasting staff.

Task 2 – Phasing Conditions Traffic Operations
Fehr G Peers will use the volumes prepared in Task 1 to update the Pioneer Project SimTraffic and Sidra models, except for Phase 1, which will be a single-intersection Synchro analysis of Pioneer Road/Ortigalita Road; we presume that HCS analysis would not be required. Fehr G Peers will produce traffic operations results that adhere to Caltrans District 10 procedures as developed for the Pioneer Road Project TOAR; we expect that District 10 staff will review and provide comments on the analysis.

Fehr G Peers will produce Before-Phase and Build-Phase analysis results for each phase of the project and respective opening years listed in Table 1.

Task 3 – Technical Memorandum ! IAC Meetings
Fehr G Peers will summarize the results of Task 1 and 2 in a technical memorandum for the project team and reviewing agencies to assess and provide comments. Fehr G Peers will address up to two rounds of comments as part of the review process. This task also includes support time for further IAC meetings and other project check ins.

Cost Estimate and Schedule
For the scope of work outlined above, Fehr G Peers estimates a budget of not-to-exceed $143,512 to be billed on a time and material basis.

We will coordinate with you and other members of the team throughout the various analysis stages and on any questions that might arise as we proceed. We estimate we can complete the phased analyses and memo within 2-3 months of contract amendment execution. We can commence work upon receiving authorization to proceed or a project amendment.

If you have any questions or comments, please contact Ian Barnes at 925.357.3388. We look forward to collaborating with you on this project amendment.
117

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118
AMENDMENT.NO. 1 TO PROFESSIONAL SERVICES AGREEMENT FOR

ENVIRONMENTAL CLEARANCE AND LANDSCAPE ARCHITECTURE

SERVICES FOR THE PIONEER ROAD WIDENING PROJECT BETWEEN
CITY OF LOS BANOS AND GALVIN PRESERVATION ASSOCIATES INC., A

CALIFORNIA CORPORATION OBA GPA CONSUL TING
THIS AMENDMENT NO. 1 TO THE AGREEMENT FOR PROFESSIONAL
SERVICES ("Amendment No. 1 ") by and between the CITY OF LOS BANOS, a municipal corporation ("City") and GALVIN PRESERVATION ASSOCIATES INC., a California corporation DBA GPA CONSUL TING ("Consultant") is effective as of this 1 st
day of July, 2025.

RECITALS
A. City and Consultant entered into that certain Agreement for Professional Services dated April 14, 2022 (the "Agreement") whereby Consultant agreed to provide professional engineering services for specific tasks associated with the Pioneer Road Widening Project.

B. City and Consultant now desire to amend the Agreement to extend its term for an additional one-year (1), ending on June 30, 2026.

TERMS

1. Contract Changes. The Agreement is amended as provided herein. (a) Section 1 - "Term" of the Agreement is hereby amended to extend the term of the Agreement to June 30, 2026.

2. Continuing Effect of Agreement. Except as amended by this Amendment No. 1, all provisions of the Agreement, as amended, shall remain unchanged and in full force and effect. From and after the date of this Amendment No. 1, whenever the term "Agreement" appears in the Agreement, it shall mean the Agreement, as amended by Amendment No. 1.

3. Affirmation of Agreement: Warranty Re Absence of Defaults. City and Consultant each ratify and reaffirm each and every one of the respective rights and obligations arising under the Agreement. Each party represents and warrants to the other that there have been no written or oral modifications to the Agreement other than as provided herein. Each party represents and warrants to the other that the Agreement is currently an effective, valid and binding obligation.

Consultant represents and warrants to City that, as of the date of this Amendment No. 1, Consultant is not in default of any material term of the Agreement and that there have been no events that, with the passing of time or the giving of notice, or both, would constitute a material default under the Agreement.

AMENDMENT NO. 2

EXHIBIT B
119
120
Agenda Staff Report
TO: Mayor & City Council Members
FROM: William Via, Public Works Director
DATE: April 15, 2026
TYPE OF REPORT: Consent Item
SUBJECT: Accepting Public Improvements for Quail Meadows at Stonecreek The Villages V Phase 3, Unit 4.
_____________________________________________________________________ Recommendation:

That the City Council adopts the Resolution accepting Public Improvements for Quail Meadows at Stonecreek The Villages V Phase 3, Unit 4.

Background:

The Tentative Tract Map No. 2021-01 was approved by the City of Los Banos Planning Commission on December 08, 2021, by Resolution No. 2021-16. In August 2023, the Public Works staff was contacted by Lodi Development, Inc., a California Corporation, for Final Map approval. The final map consisted of a total of 51 lots on 9.84+ acres and was in substantial compliance with Tentative Subdivision Map No. 2021-01. The Final Map was submitted in August 2023 and was reviewed and deemed complete by the City’s consulting firm. The Final Map was approved by City Council of City of Los Banos on December 3, 2025. The Final Map was recorded, along with a Development Agreement that was drafted between Anderson Homes and the City of Los Banos by Resolution No. 7025 on December 3, 2025. In July 2023, the developer contacted Public Works for the approval of Improvement Plans for Quail Meadows at Stonecreek The Villages V Phase 3, Unit 4. The Improvement Plans were reviewed and approved by the City’s Consulting Professional Engineering Firm as well as the Los Banos City Engineer. During construction and upon completion, the site was inspected and deemed substantially complete by the City. In February 2026, the developer contacted the Public Works Staff ITEM 8G
121
to request acceptance of Public Improvements for Quail Meadows at Stonecreek The Villages V Phase 3, Unit 4.

Discussion:

The subject is generally located within the area bounded by Stonecreek Blvd to the North, Los Banos Creek to the West, Dock Ave to the East, and Pioneer Road to the South. The applicant is Lodi Development, Inc., a California Corporation. The Final Map is in substantial compliance with Tentative Subdivision Map No. 2017-01 and Public Improvements were inspected and subject to all Subdivision Improvement Agreement Conditions. A Landscape and Lighting District Letter of Inclusion was executed for the parcels.

Fiscal Impact:

All public improvements for Quail Meadows at Stonecreek The Villages V, Phase 3, Unit 4 have been completed by the Developer. A Maintenance Bond in the amount of $129,270.34 shall remain on file with the City of Los Banos for a minimum of one year after the acceptance of public improvements. All other required processing, development, plan check and inspection fees to date have been paid.

Reviewed by:

Sokinirorn Than, City Manager Minerva Moreno, Finance Director Attachments:

1. Resolution

2. Site Map

3. Recorded Final Map

4. Recorded Subdivision Improvement Agreement

5. Exhibit A Original Engineers Estimate

6. Exhibit B Conditions of Approval
122
RESOLUTION NO. ____

A RESOLUTION OF THE CITY COUNCIL OF THE

CITY OF LOS BANOS ACCEPTING PUBLIC

IMPROVEMENTS FOR QUAIL MEADOWS AT
STONECREEK, THE VILLAGES V PHASE 3, UNIT
4 WHEREAS, the City Council of the City of Los Banos has received a request from the developers of Quail Meadows at Stonecreek, The Villages V Phase 3, Unit 4 that public Improvements for Quail Meadows at Stonecreek, The Villages V Phase 3, Unit 4 be accepted by the City of Los Banos; and
WHEREAS, the City Council of the City of Los Banos has reviewed said request and finds that the Public Improvements of Quail Meadows at Stonecreek, The Villages V Phase 3, Unit 4 are in a position to be accepted by the City of Los Banos.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Los Banos does hereby accept the Public Improvements for Quail meadows at Stonecreek, The Villages V Phase 3, Unit 4 as presented.

The foregoing Resolution was introduced at a regular meeting of the City Council of the City of Los Banos held on the 15th day of April, 2026 by Council Member ______ who moved its adoption, which motion was duly seconded by Council Member ______ and the Resolution adopted by the following vote:

AYES:

NOES:

ABSENT:

APPROVED:
__________________________
Michael S. Amabile, Mayor
ATTEST:
___________________________
Lucille L. Mallonee, City Clerk
123

THIS PAGE IS INTENTIONALLY LEFT BLANK
124
Site Map: Villages V Phase 3, Unit 4
125

OWNER'S STATEMENT

WE, THE UNDERSIGNED, DO HEREBY STATE THAT WE ARE THE OWNERS OR HAVE SOME RIGHT, TITLE OR INTEREST IN AND TO THE REAL PROPERTY INCLUDED WITHIN THE SUBDIVISION SHOWN ON THE MAP; THAT

WE ARE THE ONLY PERSONS WHOSE CONSENT IS NECESSARY TO PASS CLEAR TITLE TO SAID REAL PROPERTY; AND THAT WE HEREBY CONSENT TO THE MAKING AND RECORDING OF SAID MAP AND SUBDIVISION AS SHOWN WITHIN THE DISTINCTIVE BORDER LINE.

THE REAL PROPERTY DESCRIBED BELOW IS DEDICATED IN FEE FOR PUBLIC PURPOSES:

1. TO THE CITY OF LOS BANOS FOR PUBLIC RIGHT-OF-WAY PURPOSES, THOSE PORTIONS OF SAID LANDS DESIGNATED ON SAID MAP AS MONTARA DRIVE, MARIPOSA DRIVE, AND NETTLE WAY.

THE REAL PROPERTY DESCRIBED BELOW IS DEDICATED AS AN EASEMENT FOR PUBLIC PURPOSES:

1. A NON-EXCLUSIVE EASEMENT TO THE CITY OF LOS BANOS, TOGETHER WITH THE RIGHT TO

CONSTRUCT, RECONSTRUCT, REPAIR AND MAINTAIN, POLES, WIRES, CABLES, PIPES, AND CONDUITS

AND THEIR APPURTENANCES UPON, OVER AND UNDER THE STRIPS OF LAND AS SHOWN ON THIS FINAL MAP DESIGNATED AS "P.U.E." (PUBLIC UTILITY EASEMENT).

2. TO THE CITY OF LOS BANOS, A NON-EXCLUSIVE EASEMENT FOR PURPOSES OF REPAIR AND MAINTENANCE OF THE SOUND WALL FOR THE AREAS DESIGNATED AS "WALL EASEMENT' (W.E.) ALONG LOTS 221 THROUGH 248 AND 249, AS SHOWN ON THIS FINAL MAP.

WE ALSO RELINQUISH TO THE CITY OF LOS BANOS ALL ACCESS RIGHTS OF LOTS 221 THROUGH 248, AND 249 ALONG CATHERINE HOSTETLER BOULEVARD, PARCEL H AND MARIPOSA DRIVE, SHOWN AS/ 7 / / / 7 / ON THIS FINAL MAP.

OWNERS:

ANDERSON HOMES, A CALIFORNIA CORPORATION
BY: :i?,r,-• lt )J.f.c-.,
NAME: le�i,i,i W111lelnr, (PRINT NAME)
ITS: Viee. fres.ident (TITLE)

TRUSTEE'S STATEMENT

FIRST AMERICAN TITLE, A CALIFORNIA CORPORATION, AS TRUSTEE, UNDER THE DEED OF TRUST RECORDED MARCH 12, 2025 AS DOCUMENT NUMBER 2025007767, OFFICIAL RECORDS OF MERCED COUNTY, HEREBY CONSENTS TO THE MAKING AND RECORDING OF THIS MAP.

DATED THISl:it_ DAY OF WtM!ndec , 2025.

BY: �
NAME: 'tloWlfrtiU! 12\IIIOt;d,a)pRINTNAME)
ITS: � l'AliEioiil! � (TITLE)
�4f,V
SEE SHEET 2 FOR NOTARY STATEMENTS

CERTIFICATE OF DEDICATION

THE FOLLOWING REAL PROPERTY IS DEDICATED BY ANDERSON HOMES, A CALIFORNIA CORPORATION, AS FOLLOWS:

1. THOSE PORTIONS OF SAID LANDS DESIGNATED ON SAID MAP AS MONTARA DRIVE, MARIPOSA DRIVE, AND NETTLE WAY.

THE CITY OF LOS BANOS SHALL RE CONVEY THE PROPERTY TO THE SUBDIVIDER IF THE CITY MAKES A DETERMINATION THAT PURSUANT TO GOVERNMENT CODE SECTION 66477.5 THE SAME PURPOSE FOR WHICH THE PROPERTY WAS DEDICATED DOES NOT EXIST.

I N
�
TRACT NO: 2021-01

STONECREEK AT LOS BANOS
THE VILLAGES V - PHASE 3, UNIT 4
BEING A SUBDIVISION OF PARCEL J OF TRACT NO. 2021-01,
VOLUME 86 OP, PAGES 28-33, AND PARCEL 1 OF TRACT NO.
2021-01, VOLUME 87 OP, PAGES 18-25 LYING IN A PORTION OF SECTION 21, T. 10 S., R. 10 E., M.D.B.&M.

CITY OF LOS BANOS

MERCED COUNTY, CALIFORNIA
OCTOBER 2025
Westwood
Phone (209) 571-1785 1165 Scenic Drive, Suite A
Modesto, CA 96350 westwoodps.com
Westwood Professlonal Services, Inc.

WEST PACHECO ROAD

PRAIRIE SPRINGS DRIVE

VICINITY MAP
N.T.S.

CARDOZA ROAD
PLANNING COMMISSION STATEMENT:

I, STACY SOUZA ELMS, COMMUNITY & ECONOMIC DEVELOPMENT DIRECTOR FOR THE CITY OF LOS BANOS, DO HEREBY STATE THAT I HAVE EXAMINED THIS FINAL MAP OF "TRACT NO: 2021-01, STONE CREEK AT LOS BANOS, THE VILLAGES V - PHASE 3, UNIT 4", AND THAT THE SUBDIVISION IS

SUBSTANTIALLY THE SAME AS THAT SHOWN ON THE VESTING TENTATIVE MAP APPROVED BY THE CITY PLANNING COMMISSION ON THE 18TH DAY OF JANUARY, 2022, AND THAT THIS FINAL MAP OF "TRACT NO: 2021-01, STONECREEK AT LOS BANOS, THE VILLAGES V • PHASE 3, UNIT 4", COMPLIES WITH ALL REQUIREMENTS OF SAID PLANNING COMMISSION.

DATED THIS�DAY OF {')tff!Mnt.c 2025.

BY: �UNITY & ECONOMIC DEVELOPMENT DIRECTOR

CITY OF LOS BANOS
SIGNATURE OMISSIONS:

PURSUANT TO SECTION 66436 OF THE CALIFORNIA SUBDIVISION MAP ACT, THE SIGNATURES OF THE FOLLOWING PARTIES HAVE BEEN OMITTED:

1. EXISTING DITCHES AND RIGHT TO CONSTRUCT DITCHES AS NEEDED IN FAVOR OF MILLER & LUX INCORPORATED PER BOOK 116 C.R. PAGE 438 AND BOOK 142 C.R. PAGE 36, MERCED COUNTY RECORDS.

2. AGREEMENT RE: EASEMENTS AND COVENANTS BETWEEN ANDERSON TRUST AND KENNETH R.

SADLER PER DOCUMENT NO. 2020-021789, MERCED COUNTY RECORDS.

SURVEYOR'S STATEMENT

THIS MAP WAS PREPARED BY ME OR UNDER MY DIRECTION AND IS BASED UPON A FIELD SURVEY

MADE IN CONFORMANCE WITH THE REQUIREMENTS OF THE SUBDIVISION MAP ACT AND LOCAL ORDINANCE AT THE REQUEST OF STONECREEK PROPERTIES, IN NOVEMBER OF 2021. I HEREBY

STATE THATTHIS FINAL MAP SUBSTANTIALLY CONFORMS TO THE CONDITIONALLY APPROVED TENTATIVE MAP. I FURTHER STATE THAT ALL THE MONUMENTS SHOWN HEREON WILL BE OF THE CHARACTER AND OCCUPY THE POSITIONS INDICATED ON OR BEFORE JULY 30TH, 2026; AND THAT SAID MONUMENTS WILL BE SUFFICIENT TO ENABLE THE SURVEY TO BE RETRACED. ,2025.

CITY ENGINEER'S STATEMENT:

I HEREBY STATE THAT I HAVE EXAMINED THIS FINAL MAP OF"TRACT NO: 2021-01, STONE CREEK AT LOS BANOS, THE VILLAGES V - PHASE 3, UNIT 4", AND STATE THAT THE

SUBDIVISION AS SHOWN HEREON IS SUBSTANTIALLY THE SAME AS IT APPEARED ON THE

TENTATIVE MAP, AND ANY APPROVED ALTERATIONS THEREOF, AND THAT ALL PROVISIONS OF

THE CALIFORNIA SUBDIVISION MAP ACT AND ANY LOCAL ORDINANCE APPLICABLE AT THE TIME OF APPROVAL OF THE TENTATIVE MAP, IF REQUIRED, HAVE BEEN COMPLIED WITH.

DATED THIS�DAYoF IJ&u..,her , 2025.

CITY SURVEYOR'S STATEMENT:
� �
I HEREBY STATE THAT I HAVE EXAMINED THIS FINAL MAP OF 'TRACT NO: 2021-01, STONECREEK AT LOS BANOS, THE VILLAGES V - PHASE 3, UNIT 4", AND I AM SATISFIED THATTHIS FINAL MAP IS TECHNICALLY CORRECT.

DATED THIS ?./,, Tlf DAY OF #It VSlflf/t , 2025.

BY: ANNE-&tiuoNG, �1,,1/ZQ..--PLS 8998

ACTING CITY SURVEYOR
CITY CLERK'S STATEMENT:

I, LUCILLE L MALLONEE, CITY CLERK OF THE CITY OF LOS BANOS, STATE OF CALIFORNIA, DO HEREBY STATE THAT AT THE REGULAR MEETII'§ .2!a,, THE CITY COUNCIL OF THE CITY OF LOS BANOS, STATE OF CALIFORNIA, HELD ON THIS� DAY OF0e(llnllQII(" 2025, THE HEREIN EMBODIED FINAL MAP ENTITLED "TRACT NO: 2021-01, STONECREEK AT LOS BANOS, THE VILLAGES V • PHASE 3, UNIT 4", WAS APPROVED AND THAT SAID CITY COUNCIL ACCEPTED ON

BEHALF OF THE PUBLIC FOR PUBLIC USE, THE OFFER OF DEDICATION IN EASEMENT OF ALL PUBLIC UTILITY EASEMENTS (P.U.E.), THE WALL EASEMENT (W.E.), ALL AS SHOWN ON THIS FINAL MAP; ACCEPTED THE OFFER OF DEDICATION IN FEE OF THE STREET RIGHTS-OF-WAY, ALL AS SHOWN ON THIS FINAL MAP; AND ACCEPTED THE RELINQUISHMENT OF ACCESS RIGHTS OF LOTS 221 ·248 AND 249, AS SHOWN ON THIS FINAL MAP. SAID APPROVAL IS SUBJECT TO IMPROVEMENTS.

DATEDTHIS !Ir' DAY OF ll!a,,t� , 2025.

BY:�-1-.�
LUCILLE L. MALLONEE, CITY CLERK

CITY OF LOS BANOS

COUNTY RECORDER'S STATEMENT
FILED THIS�DAY OF D.....,,.1,_. , 2025,AT �O'CLOCK,,£M. IN VOL.M_ OF OFACIAL PLATS, AT PAGES 'U, - ti!, , AT THE REQUEST OF FIRST AMERICAN TITLE COMPANY.

FEE$ ,sMATT
MERCED
H. MAY,

COUNTY,

RECORDER
CALIFORNIA fii1=sT"'A'cNT=IDE=·=p= C7 t--12._urv="'=R"'Ec"'o"'R"D=ER�- SHEET 1 OF 7
VOL.iL PAGE�
126

NOTARY STATEMENT (OWNER)

A NOTARY PUBLIC OR OTHER OFFICER COMPLETING THIS CERTIFICATE VERIFIES ONLY THE

IDENTITY OF THE INDIVIDUAL WHO SIGNED THE DOCUMENT TO WHICH THIS CERTIFICATE IS ATTACHED, AND NOT THE TRUTHFULNESS, ACCURACY, OR VALIDITY OF THAT DOCUMENT.

STATE OF CALIFORNIA
COUNTY OF &,in l!,enifo
oN NllYtlllber c.,2-0� BEFORE ME fr� t-1. Temore,.s A NOTARY puaL1c, (DATE) r, .J PERSONALLYAPPEARED l'-{NE �t'l(;i WDllrAl't>Vl OF SIGNER'8))
WHO PRO.,lr'ED � TO ME ON THE BASIS OF SATISFACTORY EVIDENCE TO BE THE PERSON'8i WHOSE

SUBSCRIBED TO THE W
�

THI NSTRUMENT AND ACKNOWLEDGED TO ME THAT
EXECUTED THE SAME IN AUTHORIZED CAPACITY�}, ANO THAT BY SIGNATUREl,8)' ON THE INST MENT THE PERSON/I!), OR THE ENTITY UPON BEHALF OF WHICH THE PERSONl,8)' ACTED, EXECUTED THE INSTRUMENT.

I CERTIFY UNDER PENALTY OF PERJURY UNDER THE LAWS OF THE STATE OF CALIFORNIA THAT THE FOREGOING PARAGRAPH IS TRUE AND CORRECT.

WITNESS MY HAND. � "'.., _.,._Arr--, A"___, Y\,. -�� , NOTARY PUBLIC PRINTNAME: er'!!µ;\ N- Temon:,s
COMMISSION NUMBER: _Z._4_1�2.��-"-.,------
COMMISSION EXPIRES: A.ll�\l§rr. 14', 201,(p __ _ { DO NOT STAMP ) PRINCIPAL OFFICE LOCATION (COUNTY): Sr.In Ber)j1't)

NOTARY STATEMENT (TRUSTEE)

A NOTARY PUBLIC OR OTHER OFFICER COMPLETING THIS CERTIFICATE VERIFIES ONLY THE

IDENTITY OF THE INDIVIDUAL WHO SIGNED THE DOCUMENT TO WHICH THIS CERTIFICATE IS ATTACHED, AND NOT THE TRUTHFULNESS, ACCURACY, OR VALIDITY OF THAT DOCUMENT.

STATE OF CALIFORNIA
couNTY oF Com,:q � l ss
ON {lc,,t. s. aoas BEFORE ME <,}. Fuitqp A NOT ARY PUBLIC, PE��LLY APPEARED Oomt.n1CA Sinoa;.hio
{NAME OF SIGNER(S)}
WHO PROVED TO ME ON THE BASIS OF SATISFACTORY EVIDENCE TO BE THE PERSON($) WHOSE

NAME(S) IS/ARE SUBSCRIBED TO THE WITHIN INSTRUMENT AND ACKNOWLEDGED TO ME THAT

HE/SHE/THEY EXECUTED THE SAME IN HIS/HER/THEIR AUTHORIZED CAPACITY(IES), AND THAT BY HIS/HER/THEIR SIGNATURE($) ON THE INSTRUMENT THE PERSON(S), OR THE ENTITY UPON BEHALF OF WHICH THE PERSON(S) ACTED, EXECUTED THE INSTRUMENT.

I CERTIFY UNDER PENALTY OF PERJURY UNDER THE LAWS OF THE STATE OF CALIFORNIA THAT THE FOREGOING PARAGRAPH IS TRUE AND CORRECT.

WITNESS MY HAND. 0 � ui,op) , NOTARY PUBUC
PRINT NAME: ____ ___ -:_ JJ,_f1.fr,p.

COMMISSION NUMBER: a <lfuS:t, 'il'
COMMISSION EXPIRES: Oct. a, ao a 7 ( DO NOT STAMP I
PRINcIPAL oFFIcE LocAT1ON IcouNTYJ: Al amcda
TRACT NO: 2021-01

CITY OF LOS BANOS

MERCED COUNTY, CALIFORNIA
OCTOBER 2025
Westwood
Phone (209) 571-1765 1165 Scenic Drive, Suite A
Modesto, -OA 95350
westwoodps.com
Westwood Professional Sarvites, Inc,
LINE AND CURVE TABLES FOR SHEET 3 ONLY

LINE TABLE LINE TABLE
LINE# DIRECTION LENGTH LINE# DIRECTION LENGTH CURVE#
L1(R6) N66°
51'21"W 66.20' L16(R6) N9°
30'51"E 49.97' C1
L2(R6) N46°
56'44"W 2.37' L17(R6) N6"33'31"E 59.92' C2
L3(R6) N43°
03'16"E 110.00' L1B(R6) N4°27'54"E 49.94' C3
L4(R6) N46°
56'44"W 2.37' L19(R6) N1°
57'15''E 50.06' ----
L5(R6) N40"2707"E 52.00' L20(R6) N0°48'32"E 60.54'
---
L6(R6) N40"'
23'36"E 72.04' L21(R6) N0"30'26"E 50.54'
L7(R6) N38°
42'37"E 49.60' L22(R6) N0"05'05''E 50.54'
L6(R6) N34°
50'37"E 49.60' L23{R6) N1"59'4S"W 225.18'
L9{R6) N30°
35'39"E 59.38' L24(R6) N3"02'08"W 52.09'
..

L10(R6) N26"21 '06"E 49.59' L25(R6) N0°
17'46"E 110.00'
L11(R6) N23°
26'50"E 59.77' L26(R6) N68"48'53�E 69.88'
L12(R6) N20°
53'37"E 49.93' L27(R7) N66"'
51'21"W 14.43'
L13(R6) N17°
28'21"E 59.84' L2B(R7) N46"'56'44"W 51.18'
L14(R6) N14°
33'54"E 49.96' •
L15(R6) N12"08'12"E

RIGHT TO FARM STATEMENT
PER MERCED COUNTY ORDINANCE NO. 1213

THE PROPERTY DESCRIBED ON THE HEREON SHOWN MAP IS IN THE VICINITY OF LAND

UTILIZED FOR AGRICULTURAL PURPOSES AND RESIDENTS OF THIS PROPERTY MAY BE SUBJECT TO INCONVENIENCE OR DISCOMFORT ARISING FROM THE USE OF AGRlCULTURAL

CHEMICALS, INCLUDING BUT NOT LIMITED TO, PESTICIDES AND FERTILIZERS, AND FROM THE

PURSUIT OF AGRJCULTURAL OPERATIONS INCLUDING, BY NOT LIMITED TO, PLOWING,

SPRAYING AND BURNING WHICH OCCASIONALLY MAY GENERATE DUST, SMOKE, NOISE, ANO ODOR.

THE COUNTY OF MERCED HAS ESTABLISHED AGRICULTURE AS A PRIORITY USE IN

AGRICULTURAL ZONES WHICH ARE OUTSIDE OF AN ESTABLISHED SPECIFIC URBAN

DEVELOPMENT PLAN (SUDP) BOUNDARY, RURAL RESIDENTIAL CENTER (RRC) BOUNDARY, HIGHWAY INTERCHANGE CENTER {HIC) BOUNDARY, OR AGRlCUL TURAL SERVICE CENTER (ASC) BOUNDARY, AND RESIDENTS OF PROPERTY 1N THE VICINITY OF SUCH AGRICULTURAL

ZONES SHOULD BE PREPARED TO ACCEPT INCONVENIENCE OR DISCOMFORT FROM NORMAL, NECESSARY AGRICULTURAL OPERATIONS.

CURVE TABLE
RADIUS DELTA i LENGTH
640.00' 2
°
36'09" i 29.07'
1551.00' 0
°
1?'02" I 7.68'
800.00' 19"54'37" I 278.00'

RADIAL BEARINGS
LINE# DIRECTION
1(R) N77"04'05"E
2(R) N57"53'12�W
3(R) N65°30'53"W
4(R) N65°47'55QW
SHEET 2 OF 7
VOL 8, PAGE 'Z�
127
l N
FOUND2"1P W/BRASSCAP=4:.
�1
'
1 0"E
30' W.C. TO SECTION CORNER (R6)
NW CORNER OF SECTION 21
�

62.5 125 250
SCALE: 1""' 125'

LEGEND AND ABBREVIATIONS

SUBDIVISION BOUNDARY LINE

CENTERLINE

EASEMENT LINE

RESTRICTED ACCESS

SECTION LINE
BASIS OF BEARINGTIE LINE
- - ----

AC ACRES

FD FOUND

IP IRON PIPE-DIAMETER NOTED
(M) MEASURED DISTANCE
(M-8) MONUMENT TO BOUNDARY LINE
(M-M) MONUMENT TO MONUMENT

OP OFFICIAL PLATS

PM PARCEL MAP
M.C.R MERCED COUNTY RECORDS
(R#) REFERENCED RECORD DOCUMENT
(R) RADIAL BEARING

SFN SEARCHED, FOUND NOTHING
(TJ TOTAL DISTANCE
W.C. wrrNESS CORNER
W.E. WALL EASEMENT

REFERENCED RECORD DOCUMENTS

MERCED COUNTY RECORDS
(R1) VOLUME 79 OF OFFICIAL PLATS, PAGES 26-31 M.C.R.
(R2) VOLUME 109 OF PARCEL MAPS, PAGES 44-45, M.C.R.
(R3) VOLUME 28 OF SURVEYS, PAGES 9-12, M.C.R.
(R4) VOLUME 99 OF PARCEL MAPS, PAGES 9-10, M.C.R.
(RS) VOLUME 29 OF PARCEL MAPS, PAGE 20, M.C.R.
(RS) VOLUME 66 OF OFFICIAL PLATS, PAGES 28-33, M.C.R.
(R7) VOLUME 87 OF OFFICIAL PLATS, PAGES 45-52, M.C.R.
(RB) VOLUME 89 OF OFFICIAL PLATS, PAGES 13-19, M.C.R.

MONUMENT NOTES
• FOUND 3/4" IP W/PLASllC PWG •ptg ns8", UNLESS OTHERWISE NOTED. @ FOUND 314" IRON PIPE W/ PLASTIC PLUG "PLS ma• IN WELL, UNLESS OTHERWlSE NOTED.
■ FOUND 3.00' WrrNESS CORNER, UNLESS OTHERWISE NOTED, MEASURED

ALONG LOT LINE, RADIAL LINE OR PERPENDICULAR TO STREET
CENTERLINE AS NOTED. 314" x 24" IRON PIPE W/ PLASTIC PWG "PLS 778tr.

RECORD
Of
SURVEY
( 63-38)

SECTION LINE
L 1 B(R6)(R8)
L1�)
ffl'!°01'10"E(l'l6) ffll!,40'
--Ui(R6)(R8)
L22(R6)(R8)
l.24lRe)(RB)
206 193
207 194
206 � 195
205 C: 196
204 ::::; 197 �
,. 203 198
202 199 9
201 200
I
W1/4 CORNER OFSECTION 21 I
/l! 157165155164 163 162
11 '- N89'42'14"W 147

5.45'(TJ ----------
\o -----------ffi 29 P.JvL 20 ----------
r
FOUND2'11!�"LS2"02"ll'lllJ
11-1I4"1P, lal!S l!O)J
•-- �r□314 "1PTAGGED"PLSn�
!
� 17
603'
l
(R)
2SlOS'(RS) �
- -�- - "'�o
t�-� }11 /�E�t��-
e:SS DISK
- -(R5-)
_ _ ------""� �•�'10"E 2870.54'(M)(R�
� _ _ __ ___ _ _ __ _ _ PIONEER ROAD
N89'54'39"E 6510.83' (R2)(R3) BASIS OF BEARINGS GPS STATION 1023 N=1838037.727 FD 2" DISK, ACE 15310 E•6447400.846

PER (RS)
TRACT NO: 2021,-01
STONEC:t!Ef'KAT L()S·�
THE Vilt.AGES V • � 3, \ll!ffT 4
�·DOl>>f'��. -� 1� ffiACT
llllifflA�• f>AffOEl.}Of'1f'W'jt tlO. 2021-01,
NO. 2021'91, VOltilMEt7'
�i:
:o,, PAISS fft.5l ¥#&;IN ,\POf'ITION OF
r
, 'i. JU.,8. WE., M.O.lil:.&M.
��
WYGl'L.G$�
... � 001tl9eR$
�GP$.$TAi11JN ltl2
l'lli9'!14'39"IH!SNl!'.1"1E.�Ol'THl/tllli�MalCED
a1'1Ntr�<iiGIJNJYW$'1'11TION 1024
.tG��D 1111i11.'lll'LYl!l!il1$1$1'�'SlleWl'lsl!'f Ut!80irt&.

SH!el 3 OF 7
VOL t, , PAGE 1. 't
128
?.ECORD
Cf
SURV.::Y
( 63�38)
T
PARC£� F
!Rol
-
-
-
+
1 239 I I ----ej 24 4-�- .
0 .

I
--'
. I I g;! • 259
241 ; 0
ir I
242
------" z
243 I �
258
257
I 1
256
EE�----;�5
245 I' �I
-i1
247 ··.� ------; 1 248 .
. I
-d-��"-1
254
253
\ ••.
.
252
I 251

MARIPOSA DRIVE
I I \ 250
I
-i
UNIT 3
(RS) - j_ �L-- ll H[ g e-----------{
j
L
UNIT I
!R?J
I
50 100 200
SCALE: 1" = 100'
TRACT NO: 2021-01

CITY OF LOS BANOS

MERCED COUNTY, CALIFORNIA
OCTOBER 2025
Westwood
Phone (209) 571•1765 1165 Scenic Drive, Suite A
Modesto, CA 95350
westwoodps.com
Westwood Professional SerVlces, Inc.

LEGEND AND ABBREVIATIONS

SUBDIVISION BOUNDARY LINE

CENTERLINE
EASEMENT TT7 LINE
/- /- /

RESTRICTED ACCESS

SECTION LINE

LOT LINE
SHEET 4 OF 7
VOL _i1_, PAGE t.S
129

MONUMENT NOTES
0 SET 3/4" x 24'' IRON PIPE W/ PLASTIC PLUG "PLS 7788'" FOR UNPAVED AREAS OR 1.17'' BRASS DISK ST AMPED "PLS 7788'' FOR CONCRETE AREAS. @ SET 3/4" x 24" IRON PIPE W/ PLASTIC PLUG "PLS naa" IN WELL. � SET 3.00' WITNESS CORNEA, UNLESS OTHERWISE NOTED, MEASURED

ALONG LOT LINE, RADIAL LINE OR PERPENDICULAR TO STREET
CENTERLINE AS NOTED. 3/4" x 24" IRON PIPE WI PLASTIC PLUG "PLS 7788". • FOUND 3/4" IP W/PLASTIC PLUG "PLS 7788", UNLESS OTHERWISE NOTED. @ FOUND 3/4" IRON PIPE wr PLASTIC PLUG "PLS 7788" JN WELL, UNLESS OTHERWISE NOTED.

T SET 3/4" x 24" IRON PIPE WI PLASTIC PLUG "PLS 7788" FOR ALL REAR LOT CORNERS (UNLESS OTHERWISE NOTED). SET t .17" BRASS DISK ST AMPED "PLS 7788" IN SIDEWALK 1.00' ON PROPERTY LINE PROJECTION FOR ALL FRONT LOT CORNERS.
31:: SET 1.00' WITNESS CORNER, MEASURED ALONG RADIAL LINE OR PERPENDICULAR TO STREET CENTERLINE AS NOTED. 1.17" BRASS DISK ST AMPED "PLS 7788' FOR CONCRETE AREAS AND 3/4" x 24" IRON PIPE W/ PLASTIC PLUG "PLS 7788" FOR ALL UNPAVED AREAS.
■ FOUND 3.00' WITNESS CORNER, UNLESS OTHERWISE NOTED, MEASURED

ALONG LOT LINE, RADIAL LINE OR PERPENDICULAR TO STREET
CENTERLINE AS NOTED. 3/4" x 24" IRON PIPE WI PLASTIC PLUG "PLS 7788".

NOTES ________ _

1. SEE SHEET 7 FOR LINE AND CURVE TABLES.

2. SEE SHEET 3 FOR ABBREVIATIONS, BASIS OF BEARINGS, LEGEND AND REFERENCES.

3. ALL DISTANCES SHOWN ARE GRID DISTANCES, MULTIPLY GRID DISTANCES SHOWN BY 1.0000016 TO GET GROUND DISTANCES.

4. ALL DISTANCES ARE MEASURED UNLESS OTHERWISE NOTED.

5. DISTANCES AND DIMENSIONS ARE SHOWN IN FEET AND DECIMALS THEREOF.

DETAILC

NOT TO SCALE

DETAIL D

NOT TO SCALE
W 1/4 CORNER OF SECTION 21
FOUND 3/4 " IP TAGGED "PLS 77�
(R6) " "·

SEE DETAIL C
I ON THIS SHEET �
I I

I SEE DETAIL D

ON THIS SHEET

PARCEL H
(R6)
39(R)

SEE DETAILS
ON SHEET?
SEE SHEET 6
2:JB
2:J7
2:J6
205
204
2i2
"J66
LJNJT 3
IRBJ
w
>
cc
0 er
TRACT NO: 2021-01

STONECREEK AT LOS BANOS
THE VILLAGES V - PHASE 3, UNIT 4
BEING A SUBDIVISION OF PARCEL J OF TRACT NO. 2021-01,
VOLUME 86 OP, PAGES 28-33, AND PARCEL 1 OF TRACT NO.
2021-01, VOLUME 87OP, PAGES 18-25 LYING IN A PORTION OF SECTION 21, T. 10 S., R. 10 E., M.D.B.&M.

CITY OF LOS BANOS

MERCED COUNTY, CALIFORNIA
OCTOBER 2025
Westwood -------
Phone (209) 571·1765 1165 Scenic Drive, Suite A
Modesto, CA 96350
westwoodps.com
Westwood-Professional Services, Inc.

I N
�
30 60
SCALE: 1" = 60'
120
I_ 25'(M-M) -._ I r··· �. 7

TYPICAL STREET TIE DETAIL

NOTTO SCALE
SHEET 5 OF 7
VOL�, PAGE_ i(c!
130

MONUMENT NOTES
0 SET 3/4" x 24" IRON PIPE W/ PLASTIC PLUG "PLS 7788" FOR UNPAVED AREAS OR 1.17" BRASS DISK STAMPED "PLS 7788" FOR CONCRETE AREAS. @ SET 3/4" x 24" IRON PIPE W/ PLASTIC PLUG "PLS 7788" IN WELL l:'t SET 3.00' WITNESS CORNER, UNLESS OTHERWISE NOTED, MEASURED

ALONG LOT LINE, RADIAL LINE OR PERPENDICULAR TO STREET
CENTERLINE AS NOTED. 3/4" x 24" IRON PIPE WI PLASTIC PLUG �PLS 7788". • FOUND 3/4" IP W!PLASTIC PLUG "PLS 77B8", UNLESS OTHERWISE NOTED.

I'.!) FOUND 3/4" IRON PIPE W/ PLASTIC PLUG "PLS 7788" IN WELL, UNLESS OTHERWISE NOTED.

SET 3/4" x 24" IRON PIPE W/ PLASTIC PLUG "PLS 7788" FOR ALL REAR LOT CORNERS (UNLESS OTHERWISE NOTED). SET 1.17" BRASS DISK STAMPED "PLS 7788" IN SIDEWALK 1.00' ON PROPERTY LINE PROJECTION FOR ALL FRONT LOT CORNERS.
:ti'. SET 1.00' WITNESS CORNEA IN SIDEWALK, MEASURED ALONG RADIAL LINE OR PERPENDICULAR TO STREET CENTERLINE AS NOTED. 1.17" BRASS DISK STAMPED "PLS 7788".
• FOUND 3.00' WITNESS CORNER, UNLESS OTHERWISE NOTED, MEASURED

ALONG LOT LINE, RADIAL LINE OR PERPENDICULAR TO STREET
CENTERLINE AS NOTED. 3/4" x 24' IRON PIPE WI PLASTIC PLUG "PLS naa·.

NOTES

1. SEE SHEET 7 FOR LINE AND CURVE TABLES.

2. SEE SHEET 3 FOR ABBREVIATIONS, BASIS OF BEARINGS, LEGEND AND REFERENCES.

3. ALL DISTANCES SHOWN ARE GRID DISTANCES, MULTIPLY GRID DISTANCES SHOWN BY 1.0000016 TO GET GROUND DISTANCES.

4. ALL DISTANCES ARE MEASURED UNLESS OTHERWISE NOTED.

5. DISTANCES AND DIMENSIONS ARE SHOWN IN FEET AND DECIMALS THEREOF. 213
212
SEE SHEET 5
2'JB
217
UN:T 3
(RB)
UNIT TRACT NO: 2021-01

STONECREEK AT LOS BANOS
THE VILLAGES V - PHASE 3, UNIT 4
BEING A SUBDIVISION OF PARCEL J OF TRACT NO. 2021-01,
VOLUME 86 OP, PAGES 28-33, ANO PARCEL 1 OFTRACT NO.
2021-01, VOUJME 87 OP, PAC:lES 18-25 LYING IN A PORTION OF SECTION 21, T. 108., R. 10 E., M.D.8.&M.

CITY OF LOS BANOS

MERCED COUNTY, CALIFORNIA
OCTOBER 2025
Westwood
Phone (209) 1>11-1765 1165 SOenicdlriw, Suite 'A
Model.to', CA95350
westwoo .. ;com
Westwood.Professioriat Senikes. Inc.

I
N
�
25 50 100
SCALE: 1" "' 50'
I _ 25'(M-M) - @------------------------� I- 26'(T) -
TYPICALSTREETTlE D.El'AIL

NOITOSCALE
SHEET 6 OF 7
VOL�, PAGE t 1
131
LINE AND CURVE TABLES FOR SHEETS 5 AND 6 ONLY

CURVE TABLE
CURVE# RADIUS DELTA
- -- ----- ----- .

C1 640.00' 4
°08'06ff
C2 750.00' 4
°
08'06" -----
C3 640.00' 2
°
16'22"
C4 25.00' 29�29'19"
C5 86.00' 8
°
12'01ff
C6 750,00' 4
°
20'26"
C7 86,00' : 31 '39'12"
cs 750.00' ' 4
°
35'18"
C9 86.00' i 147° -------,
10'19"
- -----
C10
C11

86.00' 3P36'16"
750.00' s
0 so•4r
f-- - - -
C12 86.00' 31°
36'17"
C13 1551.00' 1
°07'14"
C14 86.00' 34°
28'13"
C15 1551.00' 3
°
58'10tt
C16 86.00' 9
°
38'19tt
C17 25,00' 30°
58'58"
C18 898.00' 1
°
42'12"
C19 1551.00' 1
°
50'08"
C20 898.00' 4
°
11'19"

LINE TABLE
LINE# DIRECTION LENGTH
L 1 N46°
56'44"W 2.37'
L2 N41°
22'04"E 71.45'
L3 N36°
29'50"E 7.60'
L4 N80°
32'48"E 79.48'
L5 N43°
50'28"W 19.07'
LS N80°32'48"E 91.23'
L7 N24°
56'05"E 27.25'
LS N80°
32'48"E 88.83'
L9 N55"24'13"W 7.35'
L10 N39"36'36"E 12.89'
L11 N89°
42'14"W 78.80'
L12 N89"42'14"W 73.73'
L13 N8°
02'08"W 52.09'
L14 N49°
29'52"W 9.51'
L15 N1°
59'46"W 65.05'
L16 N89°
42'14"W 72.22'
L17 N1°
59'46"W 50.04'
L1S N1°
59'46"W 60.05' i--------·-·-- ,---- .

L19 N1°
59'46"W 50.04'
L20 N0°
05'05"E 50.54'
L21 N0°
30'26"E 50.54'
;
I
I
LENGTH

46.19'

54.13'

25.39'

12.87'

12.31'
56,82'

47.51'

60.06'
220.90'
·----

47.44'

89.62'

47.44'

30.34'

51.74'
107.45'

14.47'

13.52'

26.70'

49.69'

65.65'
LINE#
L22
L23
L24
L25
L26
L27
L2S
L29
L30
L37
L32
L33
L34
L35
L36
L37
L38
--
L39
·
L40
L4'

CURVE TABLE
CURVE # I RADIUS
- .. ,
C21
C22
-----·
--
C23
C24
C25
C26
C27
C2S
C29
C30
C31
1449.00'
1551.00'
--- -· - .
898.00'
1449.00'
898.00'
' 1449.00'
898.00'
1449.00'
898.00'
- ----
1339.00'
--
1449.00'
----- -
-
C32 1339.00'
C33 1449.00'
C34 1339.00'
C35 1449.00'
C36 1339.00'
C37 1449.00'
C38 1339.00'
C39 1449.00'
C40 1339,00'

LINE TABLE

DIRECTION LENGTH
N0°
48'32"E 60.54'
N1°
57"15"E 50.06'
N4°
27'54"E 49.94'
N6°
33'31"E 59.92'
N9°
30'51"E 49.97'
N12'08'12"E 59.85'
N14"33'54"E 49.96'
N17°28'21"E 59.84'
N20"53'37"E 49.93'
N23"26'50"E 59.77'
N26°
21 '06"E 49.59'
N30°
35'39"E 59.38'
N34°
50'37"E 49.60'
N38°
42'37"E 49.60'
N40"23'36"E 72.04'
N40°27'07"E 52.00'
N1°01'10"E 109.40'
N41°
22'04"E 36.59'

DELTA LENGTH
------ 1
°
17'47'' 32.79'
0 °
59'11" 26.70'
- -
3 °07'28" 48,97'
2"11'04" 55.25'
3 °07'28" 48.97'
2 °
10'42" 55.09'
3 °
44'55" 58.75'
2 °
36'32" 65.98'
0 °
41'48" 10.92'
1 °
38'24" 38,33'
2 °
07'28" 53.73'
, .. - - ---
2 °
31'56" 59.18'
2 °
31'56" 64.04'
2 °06'38" 49,32'
2 °06'38" 53.38'
2 °
31'56" ! 59.18'
2 °
31'56" : 64.04'
2 °
06'38" 49.32'
2 °06'38" 53.38'
2 °
31'56" 5R18'
----
N46°
-
56'44"W
---2.37'
N46°
56'44"W 51.18'

CURVE TABLE
CURVE# RADIUS DELTA
C41 1449.00' 2
°
31'56"
C42 1339.00' 2
°06'38"
C43 1449.00' 2"06'38"
C44 1339.00' 2
°
32'11"
C45 1449.00' 2
°32'11"
C46 1339.00' 2
°
06'38"
C47 1449.00' 2
°
06'38"
-·�-�--
G4S 1339.00' 2
°06'38"
C49 1449.00' 2
°
06'38"
cso 1339.02' 0
°
00'56"
C51 1448.98' 0
°
00'56"
C52 1789.01' 0
°00'40"
C53 1898.95' 0
°
00'40"
C54 1789.00' 1"54'08"
C55 1899.00' 1
°
54'08"
C56 1789.00' 1
°
35'08"
C57 1899.00' i 1"35'08"
C5S 1789.00' I 1°
54'08" �---- - -�
C59 1899.00'
C60 1789.00'
-- ,

RADIAL BEARINGS
LINE# i DIRECTION
1{R) N36"38'49"E
2{R) N66°08'08"E
3{R) N57"56'07"E
4{R) N29"59'26"E
S{R) N27"46'54"E
B{R) N65"47'55"W
7{R) N64"40'40''W
S{R) N71 "23'52''W
9{R) NB1°
02't1"'W
10{R) N50"03'13"W
11{R) N51"45'25''W
,-�-- -
- - -
12{R) N57°
53'12"W
13{R) N59°
10'59"W
14{R) N61"22'03"W
• 15(R) ; N63'32'45"W
16{R) N66"09'17"W
i 17{R) i N66"38'22"W
1 18{R) i N66°
38'22"W
1 °
54'08"
1 °
35'08"

CURVE TABLE
LENGTH CURVE# I RADIUS DELTA I LENGTH i CURVE#
' 64.04' C61 1899.00' 1
°
35'08" i 52.55' CS1

49.32' C62 1789.00' 1'52'52" 58.73' C82

53.38' C63 570.00' 1
°
24'33" : 14.02' CS3

59.27' C64 1899.00' 1
°
s9•11" I 54.79' C84

64.14' C65 ; 525.00' 4"53'33" 44.83' CS5
49,32' C66 I 525.00' 4
°
51'24" j 44.50' css

53.38' C67 1789.00' 2"42'12" : 84.41' ---
' CS?
,--------

49.32' C6S 1899.00' 1"26'31" 47.79' css
53,38' C69 1899.00' 2
°
02'12" 67.50' CS9

0.36' C70 1899.00' 1"49'59" : 60.75' C90

0.39' C71 1737.00' 3
°
23'02" 102.59' C91

0.35' C72 1737.00' 1
°
58'05" 59.66' C92

0.37' C73 551.00' 1
°42'13" 16.38' C93

59.40' C74 1737.00' 1"39'31" 50.28' C94

63.05' C75 1737.00' 1
°
59'05" 60,17' C95

49.51' C76 1737.00' 1"39'03" 50.05' C96
-- ----

52.55' C77 1737.00' 1
°
40'02" 50.55' C97

59.40' �-
C7S 1737.00' 0"37'28" 18.93' C9S
~--' ------
·- ···
--

63.05' C79 1287.00' 1
°39'31" 37.26'

49.51' cso 1287.00' 2"25'40" 54.54'
- -· - -- --- RADIAL BEARINGS ' RADIAL BEARINGS
LINE# DIRECTION LINE# DIRECTION
19(R) N66"38'22''W • 37{R) N77°
04'05"E
20{R) N31"09'21"E 3S{R) N78°
30'36"E
21(R) N89"36'18''W 39{R) N82°
22'47"E
22{R) N88°
43'40"E 40{R) N84"53'38"W
23(R) N87"04'37"E
24(R) N85°
05'32"E
25(R) N83"26'02"E
26(R) N81"27'57"E
27(R) N1°
24'27"W
28(R) N82"09'07"E
29(R) S8"02'39"E
30{R) N4"33'39"W
31(R) N80"29'05"E
32(R) N79"11'33"E
33(R) N78°
56'30"E
34{R) N75"48'31"E
35(R) N76°
01'37"E
36(R) N76"14'19"E

CURVE TABLE

RADIUS DELTA
1287.00' 2
°
54'31"
1287.00' 2
°
25'40"
1287.00' 2
°
54'31"
1287.00' 2
°
25'40"
1287.00' 2
°
54'31"
1287.00' 2"25'40"
1287.00' 2
°
14'43"
846.00' 1
°
03'37"
846.00' 3
°
51'40"
846.00' 4
°37'27"
!
846.00' 3
°
51'44"
846.00' 3
°51'44"
LENGTH

65.33'

54.54'

65.33'

54.54'

65.33'

54.54'

50.43'

15.66'

57.01'

68.28'

57.03'

57.03'
TRACTNO: 2021 ... 01

STONE CREEK AT LOS BANOS
THE VILLAGES V - PHASE 3, UNIT 4
BEING A SUBDIVISION OF PARCEL J OF TRACT NO. 2021-01,
VOLUME 86 OP, PAGES 28-33, AND PARCEL 1 OF TRACT NO.
2021-01, VOLUME87OP,PAGES 18-25 LYING IN A PORTION OF
SECTION 21, T. 10 S., R. 10 E., M.D.B.&M.

CITY OF LOS BANOS

MERCED COUNTY, CALIFORNIA
OCTOBER 2025
Westwood
Phone (209) 571�1765 1165 Scenic Drive, Suite A
Modesto, CA 95350
westwoodps.com
Westwood Pfofessional Services, Inc.
' 846.00' 0
°
44'14" 10,89'
I
'
'

17.00' 7
9 °47'16" 23.67'
588.00' 9
°17'46" 95.40'
640.00' 3
°
48'18" 42.50'
614.00' 15"16'22" 163.67'
614.00' 12°
40°
13" 135.78'
!,
24 El . I 2s· � \
1 ' I �'--- 28(R) � I
" O \
29{R) _j '\
�
Mi>J'\\POSA DRIVE
I I
NOTES

1. SEE SHEET 3 FOR ABBREVIATIONS, BASIS OF BEARINGS, LEGEND AND REFERENCES.

2. ALL 01ST ANCES SHOWN ARE GRID DISTANCES, MULTI Pl Y GRID DISTANCES SHOWN BY 1.0000016 TO GET GROUND DISTANCES.

3. ALL DISTANCES ARE MEASURED UNLESS OTHERWISE NOTED.

4. DISTANCES ANO DIMENSIONS ARE SHOWN IN FEET AND DECIMALS THEREOF.
26'
26(R)�\
0 251
(�0 C7
3 \ I \
I \ \
\_ 27(R) :J.

I
\
il
il

DETAILS
NOTTO SCALE SHEET 7 OF 7
VOL 84t , PAGE 'l &
132
133
134
135
136
137
138
139
140
141
142
143
Project name: Villages V - Phase 3, Unit 4 - 51 Residential Lots Los Banos, CA ITEM DESCRIPTION UNIT QUANT. UNIT COST AMOUNT % Complete 1 AC 9.8 $600.00 $5,880.00 100% $0.00 $0.00 $588.00
2 CY 4,750 $5.00 $23,750.00 100% $0.00 $0.00 $2,375.00
3 AC 9.8 $750.00 $7,350.00 100% $0.00 $0.00 $735.00
$36,980.00 $0.00 $0.00 $3,698.00
B. WATER
1 LF 55 $40.00 $2,200.00 100% $0.00 $0.00 $220.00
2 EA 1 $8,000.00 $8,000.00 100% $0.00 $0.00 $800.00
3 LF 1,915 $69.00 $132,135.00 100% $0.00 $0.00 $13,213.50 4 EA 6 $2,900.00 $17,400.00 100% $0.00 $0.00 $1,740.00
5 LF 120 $85.00 $10,200.00 100% $0.00 $0.00 $1,020.00
6 EA 1 $3,700.00 $3,700.00 100% $0.00 $0.00 $370.00
7 EA 21 $1,900.00 $39,900.00 100% $0.00 $0.00 $3,990.00 8 EA 7 $10,000.00 $70,000.00 100% $0.00 $0.00 $7,000.00 $283,535.00 $0.00 $0.00 $28,353.50
C. SANITARY SEWER
1 LF 310 $50.00 $15,500.00 100% $0.00 $0.00 $1,550.00
2 LF 1,310 $60.00 $78,600.00 100% $0.00 $0.00 $7,860.00 3 EA 6 $3,700.00 $22,200.00 100% $0.00 $0.00 $2,220.00
5 EA 51 $2,000.00 $102,000.00 100% $0.00 $0.00 $10,200.00 6 EA 2 $650.00 $1,300.00 100% $0.00 $0.00 $130.00
$219,600.00 $0.00 $0.00 $21,960.00
D. STORM DRAINAGE
1 LF 310 $60.00 $18,600.00 100% $0.00 $0.00 $1,860.00
2 LF 1,045 $65.00 $67,925.00 100% $0.00 $0.00 $6,792.50 3 18" STORM DRAIN LF 125 $75.00 $9,375.00 100% $0.00 $0.00 $937.50 5 EA 4 $4,000.00 $16,000.00 100% $0.00 $0.00 $1,600.00
6 EA 8 $3,700.00 $29,600.00 100% $0.00 $0.00 $2,960.00
7 EA 1 $40,000.00 $40,000.00 100% $0.00 $0.00 $4,000.00 $181,500.00 $0.00 $0.00 $18,150.00
1 5" ROLLED CURB & GUTTER LF 235 $22.00 $5,170.00 100% $0.00 $0.00 $517.00 2 6" VERTICAL CURB & GUTTER (INCL. RETURNS) LF 3,255 $26.00 $84,630.00 100% $0.00 $0.00 $8,463.00 3 SF 17,005 $6.00 $102,030.00 100% $0.00 $0.00 $10,203.00 4 ADA RAMPS LABOR ONLY EA 4 $500.00 $2,000.00 100% $0.00 $0.00 $200.00 5 DRIVEWAYS EA 44 $750.00 $33,000.00 100% $0.00 $0.00 $3,300.00 6 6" VERTICAL CURB LF 175 $22.00 $3,850.00 100% $0.00 $0.00 $385.00 $230,680.00 $0.00 $0.00 $23,068.00
F. PAVING
1 2.5" AC OVER 10.5" AB SF 44,635 $4.54 $202,642.90 100% $0.00 $0.00 $20,264.29 2 3" AC OVER 13" AB SF 9,895 $5.90 $58,380.50 100% $0.00 $0.00 $5,838.05 $261,023.40 $0.00 $0.00 $26,102.34
1 EA 11 $6,500.00 $71,500.00 0% $71,500.00 $35,750.00 $7,150.00 $71,500.00 $71,500.00 $35,750.00 $7,150.00
1 MONUMENT WELLS EA 8 $400.00 $3,200.00 0% $3,200.00 $1,600.00 $320.00 2 SIGNAGE EA 4 $350.00 $1,400.00 0% $1,400.00 $700.00 $140.00 3 STOP AND STOP BAR STRIPING EA 3 $375.00 $1,125.00 0% $1,125.00 $562.50 $112.50 4 BARRIER LF 80 $27.00 $2,160.00 0% $2,160.00 $1,080.00 $216.00 $7,885.00 $7,885.00 $3,942.50 $788.50
$1,292,703.40 $79,385.00 $39,692.50 $129,270.34
$129,270.34
$1,421,973.74
Notes:

1. This estimate does not include surveying or engineering.

2. This estimate does not include cost for removal and/or replacement of existing utility poles and the utilities associated with the utility poles.

3. This estimate does not include cost for irrigation ditch removal, relocation, or pipe lining.

4. Estimated grading cost can vary due to shrinkage, stripping, site consolidation and other variable factors associated with earthwork.

5. Items not included as part of this estimate.

A. Existing Irrigation Facility Demolition G. Power Pole Relocation B. Permits H. Construction Surveying
C. Utility Fees I. Easement Acquisitions
D. City Fees, Bond Fees J. Joint Trench (Dry Utilities) E. Engineering/Design Fees K. Tree Removal
F. Soils Engineering Cost L. Mail Boxes
4" STD. LATERAL

OPINION OF PROBABLE COST
Civil Construction Total
6" CONCRETE (INCL. SIDEWALK RAMPS & RETURNS)

SUB-TOTAL
H. MISCELLANEOUS

SUB-TOTAL
25' DECORATIVE STREETLIGHT
15" STORM DRAIN
STD. MANHOLE
E. CONCRETE

SUB-TOTAL
12" GATE VALVE

SUB-TOTAL

EROSION CONTROL

SUB-TOTAL

GRADING/EARTHWORK

GRAND TOTAL
10% CONTINGENCY
G. ELECTROLIERS
12" STORM DRAIN
CONNECT TO EX. SEWER MAIN
STD. SEWER MANHOLE
6" SEWER MAIN
8" SEWER MAIN

SUB-TOTAL

CCID INLET

CATCH BASIN

SUB-TOTAL

SUB-TOTAL
2" IRRIGATION MAIN
2" WATER METER

HYDRANT, BURY & GATE VALVE
50% PAYMENT

SECURITY LABOR
& MATERIAL
10% WARRANTY

SECURITY
100% PERFORMANCE

SECURITY
12" WATER MAIN
10" WATER MAIN
10" GATE VALVE

WATER LATERAL
Project progress stage: Construction 10/14/2025
A. SITE PREPARATION

SITE CLEARING
Exhibit A
144
6 EXHIBIT B
CONDITIONS OF APPROVAL FOR VESTING TENTATIVE TRACT MAP #2021-01 –

QUAIL MEADOWS VILLAGES AT STONECREEK V
General

1. The applicant shall submit a revised Vesting Tentative Tract Map to the Community and Economic Development Department reflecting any modifications, additions, and/or conditions of approval, within 30 days from Planning Commission approval. If necessary, the revised Vesting Tentative Tract Map shall be reviewed by the City Engineer and the Community and Economic Development Director and signed by the Community and Economic Development Director for purposes of providing a clear record of the approved Vesting Tentative Tract Map.

2. Prior to the recordation of a Final Map the Developer shall form or annex the Subject Property to a Community Facilities District created for the purposes of funding public safety, as authorized by Government Code Section 53313(a) and (b). The form, terms and conditions and the tax rate for the formation of the Mello-Roos district, or in the alternative the annexation of the subject property to an existing district, shall be as approved by the City Council, as determined in its sole and exclusive discretion. District formation or annexation shall be at the sole cost of the Developer.

3. Prior to approval of any Final Map, the Developer shall form or annex the subject property to a Lighting and Landscaping District created for purposes of maintaining public landscape areas, signage and public lighting including a share of traffic signal maintenance costs as authorized pursuant to the Landscape and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code, and Article XIIID of the California Constitution.

The form, terms and conditions and the tax rate for the formation of the Lighting and Landscaping District, or in the alternative the annexation of the subject property to an existing district, shall be as approved by the City Council, as determined in its sole and exclusive discretion. It is the intent of the parties that the assessment of the subject property will be apportioned to each parcel in proportion to the special benefit it receives. District formation or annexation shall be at the sole cost of the developer.

4. The project shall be subject to and the Developer shall pay development impact fees enacted by the City, including scheduled or periodic increases as provided for in the adopting ordinance or resolutions in effect at the time of the Developer’s request for the issuance of a building permit and/or as included in the Subdivision Improvement Agreement.
145
7 5. The Vesting Tentative Tract Maps, Final Maps, and Improvement Plans shall be consistent with the Final Development Plan, as conditioned.

6. Approval and life of the Vesting Tentative Tract Maps shall be as set forth in the Los Banos Municipal Code.

7. All development shall be consistent with the Vesting Tentative Tract Map #2021-01 and approved Final Development Plan #2021-01, reflecting any amendments added during approval.

8. The Final Map(s) shall be in substantial compliance with the approved Vesting Tentative Tract Map, including any changes set forth in the conditions of approval.

9. A Final Map shall be prepared by a professional land surveyor licensed in California or a professional engineer licensed in California and qualified to practice land surveying, according to the Subdivision Map Act, and local ordinances.

10. At least two points on the Final Map shall be tied to the California State Plane Coordinate System (NAD 83) with ties shown and closure calculations depicting the tie bearings and distances.

11. A letter from the Tax Collector shall be submitted prior to the recording of the Final Map which indicates that taxes have been paid or a bond has been posted.

12. A Final Map Guarantee shall be prepared and provided to the County Recorder.

13. When the submittal has been technically approved, the original mylars and a conforming mylar will be signed and notarized (notary shall not be stamped on the map) and delivered to the Public Works Department.

14. Developer shall include a Public Utility Easement of ten (10) feet along all road frontages.

15. For all properties within 1,000 feet of agricultural operations, deed notices shall be recorded with the final map. The deed notice shall require property purchasers to acknowledge the existing and ongoing commercial and/or agricultural uses on adjacent and nearby properties, and the Merced County Right-to-farm Ordinance.

16. Building Master Plans shall be approved by the Community and Economic Development Department and Building Department prior to issuance of the first building permit and shall be consistent with Final Development Plan #2021-01.
146
8 17. Improvement Plans shall be submitted to the City for approval prior to/or concurrent with the application for each final map and the following note shall be required: “The Contractor is responsible for protecting and preserving survey monuments and other survey markers. Any survey monuments damaged as a direct or indirect result of construction activities shall be re-established by a duly licensed land surveyor at the Contractor’s sole expense. A corner record shall be filed in accordance with State law for any reset monuments at the Contractor’s sole expense.”

18. Improvement Plans shall include a street signage and striping plan to be approved by the Public Works Director.

19. On-site improvements may be constructed prior to the recording of the final map subject to City approval of Improvement Plans and payment of applicable plan check and inspection fees, and satisfaction of all construction conditions of approval.

20. Off-site public improvement plan(s) shall be submitted to the Public Works Department for approval prior to/or concurrent with the application for the Final Map. The developer shall not commence off-site improvements until approval is received by the Public Works Department. The developer shall enter into a subdivision improvement agreement with the City and provide labor and maintenance bonds in an amount of 100% of the Engineer’s Estimate for public improvements to be completed following recordation of the Final Map.

21. The project is subject to the appropriate Development Impact Fees as established by the City.

22. Private property owners shall be responsible for the maintenance of sound walls and decorative masonry walls located on private property.

23. The applicant shall obtain City approval in advance for permanent and temporary on-site and off-site signs through separate sign reviews and bonding consistent with the development criteria of the Los Banos Municipal Code – Sign Ordinance.

24. It is the applicant's responsibility to ensure that the development complies with the Americans with Disabilities Act requirements.

25. It shall be the responsibility of the applicant to convey copies of the conditions of approval to all contractors and sub-contractors.

26. Building permits will be issued in accordance with City Subdivision Policy that identifies the improvements required in order for a building permit to be issued.
147
9 27. All structures, foundations, and footings for future buildings on the project site shall be designed and constructed to conform with the current Uniform Building Code for Seismic Zone 4 to minimize structural damage resulting from potential seismic activity.

28. An engineering soils report shall be prepared for all projects in order to identify soil characteristics requiring special structural design. On-site and off-site structural design shall conform to the findings and recommendation of the engineering soils report. The report shall be prepared prior to issuance of a grading permit, subject to review and approval of the Los Banos City Engineer.

29. Prior to issuance of building permits for development of sensitive residential land uses (e.g. houses, schools, parks, day care), or other uses in which persons may contact soils), a Phase 1 environmental assessment shall be prepared to determine if soils contain hazardous materials. If necessary, a remediation plan shall be created and implemented. The assessment and any necessary remediation plans shall be subject to the approval of the Community Development Department.

30. Improvement Plans and Grading Plans shall delineate the location and design of all required walls and fences including retaining walls.

31. Improvement Plans shall include mailbox locations, which must be approved by the US Postmaster and the City of Los Banos.

32. Undeveloped portions of the subdivision shall be controlled of weeds and free of debris and litter.

33. Due to the possibility that significant buried cultural resources might be found during construction, the following language shall be included in any permits issued for the project site, including, but not limited to building permits for future development, subject to the review and approval of the Los Banos Planning Division:

If archaeological resources or human remains are discovered during construction, work shall be halted at a minimum of 200 feet from the find and the area shall be staked off. The project developer shall notify a qualified professional archaeologist. If the find is determined to be significant, appropriate mitigation measures shall be formulated and implemented.

34. In the event of an accidental discovery or recognition of any human remains in any location other than a dedicated cemetery, the City shall ensure that this language is included in all permits in accordance with CEQA Guidelines section 15064.5(e):
148
10 If human remains are found during construction there shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the Los Banos Police Department contacts the coroner of Merced County to determine that no investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission within 24 hours. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descendent from the deceased Native American. The most likely descendent may then make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and associated grave goods as provided in Public Resources Code Section 5097.98. The landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity on the property in a location not subject to further disturbance if: a) the Native American Heritage Commission is unable to identify a most likely descendent or the most likely descendent failed to make a recommendation within 24 hours after being notified by the commission; b) the descendent identified fails to make a recommendation; or c) the landowner or his authorized representative rejects the recommendation of the descendent, and the mediation by the Native American Heritage Commission fails to provide measures acceptable to the landowner.

Pre-Construction and Construction

32. A minimum 200-foot separation shall be maintained between residences and material stockpiles, debris piles or containers and equipment storage during the construction process. If such storage must be located within 200 feet of a residence, a six-foot high opaque fence shall shield the storage area from view when the storage area is inactive for more than eight hours.

This requirement shall be incorporated into the specifications for all construction plans, subject to review and approval by the City of Los Banos Community and Economic Development Director.

33. Two points of all-weather access shall be provided to all areas of the development during all phases of construction to the satisfaction of the Fire Department in areas where residential units are under construction.

34. Temporary construction trailers shall be permitted only in areas immediately adjacent to or within that portion of the subdivision where active subdivision construction is taking place. Placement of said construction trailer is subject to the Community and Economic Development Director approval in accordance with Title 9, Chapter 3, Article 38, Temporary Use Ordinance of the Los Banos Municipal Code.
149
11 35. During construction, and for safety purposes, the developer and assigned contractors shall keep the public right-of-way clear of obstructions, and provide for clean up on a daily basis.

36. Prior to acceptance of public improvements, all entries to the subdivision shall be barricaded to prevent the public from entering the construction site.

37. Undeveloped portions of development sites shall be controlled of weeds and free of debris and litter. The applicant shall provide protection against wind and water soil erosion on undeveloped portions of the project site.

Temporary vegetation on undeveloped portions of the project site shall not be allowed to grow taller than eighteen inches.

38. All contractors and subcontractors performing work relative to this project shall obtain City of Los Banos Business Licenses, prior to start of work on the project. All work performed on the project shall comply with the requirements of the State Business and Professions Code.

39. Construction shall be limited to those times allowed by City Ordinance:

Monday through Friday from 7:00 am to 7:00 pm; Saturday from 8:00 am to 7:00 pm; and Sunday from 9:00 am to 7:00 pm. Properly muffled equipment shall be used.

40. The developer shall incorporate soil erosion control measures into grading and drainage plans that comply with NPDES storm water regulations.

These measures shall be monitored for effectiveness by the City of Los Banos. Such measures may include, but not be limited to, the following:
a. Limit disturbance of soils and vegetation disturbance removal to the minimum area necessary for access and construction;
b. Confine all vehicular traffic associated with construction to the right-ofway of designated access roads; c. Silt fencing installed in accordance with the American Society for Testing and Materials standard D6462.
d. Adhere to construction schedules designed to avoid periods of heavy precipitation or high winds;
e. Ensure that all exposed soil is provided with temporary drainage and soil protection when construction activity is shut down during the winter periods;
f. Inform construction personnel prior to construction and periodically during construction activities of environmental concerns, pertinent laws and regulations, and elements of the proposed erosion control measures;
150
12 g. Compliance with National Pollution Discharge Elimination System (NPDES) permits administered by the California Regional Water Quality Control Board; and
h. Development of a plan to employ best management practices that reduce the level of pollutants discharged into natural waterways and wetlands.

41. Where standard corner lot side yards abut a street, a minimum three-foot landscaping area shall be provided between the back of sidewalk and the fence.

42. Restricted access rights shall be irrevocably offered for dedication to the City along the rear edge of private property where properties back onto streets, and shall be shown on final maps.

43. Masonry walls shall be decorative and in conformance with the Final Development Plan. A minimum 3 foot landscape area shall be provided between the back of the sidewalk and any masonry walls except for the masonry wall along the Pacheco/ Pioneer Connector Road.

44. The developer shall install a decorative masonry wall along the eastern right-of-way of the Pacheco/Pioneer Connector as approved by the Community and Economic Development Director and Public Works Director.

Air Quality:

45. Housing units shall be oriented to maximize passive solar cooling and heating when practicable.

46. Gas fired appliances shall be low NOx emitting appliances complying with California NOx Emission Rule #1121.

47. Natural gas line and electrical outlets shall be included in the backyard or patio areas of residences to encourage the use of gas and/or electric barbecues.

48. Electrical outlets shall be installed around the exterior of residences to encourage use of electrical landscape maintenance equipment.

49. Only low emitting, EPA approved fireplace inserts and/or wood stoves or natural gas fireplaces shall be installed. No open hearth fireplaces shall be allowed.

50. The developer shall comply with all applicable Indirect Source Rule requirements of the San Joaquin Valley Air Pollution Control District.

Developer shall prepare an air emissions reduction if required. 151
13 Access and Circulation:

51. All street traffic impact fee reimbursements shall be per the Transportation Impact Fee program (TIF).

52. Half-street sections will not be permitted in the construction of VTTM #2021-

01. 53. All bicycle paths shall be designed in conformance with Caltrans design standards, and shall specifically be designed to reduce intersection conflicts between cyclists and automobiles, using signage, lighting, and/or special street pavement treatments at and near points of intersection.

54. The developer shall be responsible for constructing public streets per the Vesting Tentative Tract Maps including, but not limited to curb, gutter and sidewalk, decorative masonry wall, and landscaping where noted.

55. Improvements to arterials and collector streets shall be completed prior to occupancy of any use within each phase as shown on the improvement plans, and improvements to neighborhood streets shall be complete prior to occupancy of any house that requires the street for access.

56. All street signage and striping within the project area shall be approved by the Public Works Department and shall meet all line-of-sight requirements.

57. Prior to acceptance of subdivision improvements, the developer shall install all street and traffic control signs, pavement striping, and street name signs in accordance with the public improvement plans and City and/or Caltrans standards.

58. Final Map(s) shall show a non-access strip 12 inches in width on private property along the frontage of arterial and collector streets, except at driveways, for the purpose of constructing sound walls and decorative masonry walls.

59. The developer shall be responsible for obtaining encroachment permits from the City of Los Banos prior to performing any work within the City’s right-of-way.

60. Prior to Final Map approval, the developer shall have a Traffic Engineer design traffic calming measures throughout the project area to be approved by the Public Works Director/City Engineer. Traffic calming measures may include, but are not limited to, raised intersections, stop signs, varied cross sections, solar speed limit radars, and roundabouts to be installed by the developer.
152
14 Utilities:

61. The applicant shall construct water, sewer, and storm drainage facilities as noted on the Vesting Tentative Tract Map, in accordance with City standards. The project shall comply with the current City Plans, Standards, and Specifications, all Master Plan requirements, and the applicant shall work with the Public Works Department in regards to needed infrastructure and development during the Improvement Plan review stage.

62. In conformance with the Subdivision Map Act, the developer shall permit installation of underground cable television delivery systems within public utility easements. All dwellings shall be made cable ready.

63. Prior to approval of Improvement Plans or Final Maps, the developer shall obtain any necessary easements for utilities across adjoining properties.

64. All existing overhead utilities shall be placed underground with the exception of high voltage power lines. No new overhead utility lines and equipment shall be shown on Improvement Plans and Grading Plans.

65. Where the invert is six feet or greater below finish grade, a minimum clearance of five feet from lip of gutter to the edge of pipe shall be provided for underground utility lines.

66. All street lighting shall be hooded and/or fitted with prismatic directional lenses to prevent illumination onto adjoining properties and glare into oncoming traffic. Streetlight locations shall be shown on Improvement Plans.

Developer shall utilize decorative streetlights, as approved in Final Development Plan, meeting the illumination standards required in the City street light standards, except that cobra-head streetlights shall be used on arterial streets.

Water:

67. The proposed project shall conform to the requirements of the Los Banos Water Master Plan, including payment of the water connection impact fee.

68. Approved backflow devices shall be installed as required.

69. Domestic water services shall not be placed in driveways.

70. Prior to recordation of a Final Map, certification shall be obtained by the Central California Irrigation District that the property has been detached from CCID, or that remaining CCID lines will be intact or rerouted to the satisfaction of CCID.
153
15 Sewer:

71. The developer shall construct all on-site and off-site sewer facilities necessary to serve the project, subject to reimbursement for over-sizing, as determined by the City.

72. Prior to submission of improvement plans for the first phase of development, a Master Sewer Plan for the development shall be submitted, reviewed, and approved by the City Engineer.

Storm Drainage:

73. Final Improvement Plans for the storm drainage system shall utilize the TR55 analysis method.

74. All development shall comply with the Phase II storm water regulations.

75. Final Improvement Plans for the storm drainage system shall be submitted to the City and reviewed and approved by the City Engineer prior to issuance of a grading permit.

76. The Developer shall generate a Storm Water Pollution Prevention Plan (SWPPP) for pre and post construction best management practices (BMPs). A Notice of Intent (NOI) shall be submitted and approved prior to construction by the State Department of Water Resources.

Public Safety:

77. Fire department requirements for the placement of fire hydrants shall be complete prior to approval of development permits.

78. Fire hydrants shall be installed at locations approved during the Improvement Plan stage and shall be installed based upon City standards.

79. The developer, as specified by City development standards, shall install “Blue Dot” fire hydrant locators.

80. Each residence shall have a 6-inch lighted address numbers of contrasting color installed on the front elevations or alternative size as agreed to by developer and Fire Chief.

81. The developer shall comply with the City Fire Codes and regulations subject to Fire Department approval in regards to building requirements, fire hydrant placement, and sprinkler requirements.
154
16 82. Fire hydrants (or other methods approved by the Fire Chief) shall be in place and functioning prior to approval of the first residential building permit. Fire hydrants (or other methods approved by the Fire Chief) shall be operational to the satisfaction of the Fire Chief prior to combustible material being located on the site.

83. Street names shall be approved by the Fire Department.

84. Driveway approaches, parking lots, water lines, fire hydrants, and underground utilities shall be completed prior to issuance of building permits.

85. Upon completion and approval of the project plans, developer shall submit an electronic file, via email or file sharing service (i.e. Dropbox) to the Fire Department providing information on street layout, hydrant locations, water mains, storm drain inlets (i.e. Fire Department pre-planning).

86. In accordance with the Stonecreek Area Plan and the Stonecreek Area Plan EIR, developer shall dedicate Lot B as shown on the Vesting Tentative Tract Map (VTTM #2021-01), consisting of 1.4 acres, to the City of Los Banos to be used for Fire Station #4, which will be constructed by the City of Los Banos. The parties shall take all reasonable and necessary steps and actions to satisfy this condition within a reasonable time after the approval of the Vesting Tentative Tract Map (VTTM #2021-01) and Development Agreement. The dedication shall be completed with the recording of the final map for the phase containing Lot B.

Landscaping:

87. All residential lots shall have fully landscaped front yards prior to occupancy of each dwelling. Front yard landscape plans shall be submitted with the development Master Plans prior to building permit issuance and shall be approved by the City Engineer and Community and Economic Development Director.

88. Draught tolerant planting may replace front yard turf as approved by the Community and Economic Development Department and Public Works Department.

89. The developer shall comply with the adopted street tree ordinance.

90. Masonry walls shall be landscaped with vines to discourage graffiti.

91. The applicant shall submit landscape and irrigation plans with each phase of the improvement plans for City review and approval of streetscape landscaping.

92. Landscape plans for single-family residences shall utilize drought tolerant 155
17 plantings for no less than 75 percent of front yards. Turf varieties shall be chosen for drought tolerance. Irrigation systems shall be set to minimize water use and spillage onto paved areas.

93. Landscape plans shall be designed in accordance with any adopted revised Water Efficient Landscape Ordinance and revised landscape standards including adoption of amendments to the existing and revised Ordinance and/or standards, such revised standards shall apply to the Project immediately upon adoption by the City Council. However, said revised landscape standards shall not apply to new landscaping for any residential lot where a building permit has been issued prior to the adoption of the revised Ordinance and/or standards.

Parks:

94. The developer shall provide an Irrevocable Offer of Dedication (IOD) for Lot F as shown on the Vesting Tentative Map (VTTM #2021-01), consisting of 10,836 square feet for future development of a neighborhood park.

95. A Park Dedication and Parks and Recreation Impact Fee shall be paid with each building permit for the development of new recreational facilities in Los Banos.

Notice: This approval may contain fees, dedications, reservations or other exactions as defined by the Mitigation Fee Act (Government code sections 66000 et seq.) This notice triggers the 90 day protest period as provided for by the Mitigation Fee Act. 156
Agenda Staff Report
TO: Mayor and City Council Members
FROM: Ivan Mendez, Police Sergeant
DATE: April 15, 2026
SUBJECT: Best Friends Animal Society Grant
TYPE OF REPORT: Consent Agenda
______________________________________________________________________ Recommendation:

Approve the acceptance of Best Friends Animal Society Grant, in the amount of $2,250 for Fiscal Year 2025-2026 and approve an increase in City expenditures and revenues in the amount of $2,250 for the Fiscal Year 2025-2026.

Discussion:

In January 2026, staff met with Friends Animal Society Regional Manager Yael Oppenheimer to seek support with our dogs and cats that have behavioral challenges.

Our ultimate goal is to increase our adoptions and save rate. Staff provided data from years 2024 and 2025 and a Gap Analysis was completed.

The Gap Analysis indicated our shelters most vulnerable population of animals are unsocialized cats and dogs with behavioral challenges. In addition, the Gap Analysis highlighted other areas of potential growth.

Best Friends will provide guidance, tools, training, and support to implement or level up programming that is designed to increase lifesaving at the Los Banos Animal Shelter. 157
ITEM 8H
The budget for this grant, including account numbers are as follows:

Revenues:

Other Grants: 100-000-339-010 $2,250
Expenditures:

Spay/Neuter Program 100-429-170-273 $2,250
Fiscal Impact:

Revenues and Expenditures for the 2025-2026 Fiscal Year will increase in the amount of $2,250.

Reviewed by:

_____________________________ _______________________________ Nirorn Than, City Manager Minerva Moreno, Finance Director Attachments:

1. Resolution

2. Best Friends Animal Society Grant Agreement

3. Best Friends Animal Society Gap Analysis

4. Best Friends Animal Society Offer of Support
158
RESOLUTION NO. ____

A RESOLUTION OF THE CITY COUNCIL OF

THE CITY OF LOS BANOS APPROVING
THE ACCEPTANCE OF A $2,250 BEST

FRIENDS ANIMAL SOCIETY GRANT AND
AMENDING THE FISCAL YEAR 2025-2026

BUDGET BY INCREASING THE

APPROPRIATION AMOUNT FOR

EXPENDITURES AND REVENUES IN THE
AMOUNT OF $2,250
WHEREAS, Best Friends Animal Society will provide guidance, tools, training, and support to implement or level up programming that is designed to increase lifesaving at the Los Banos Animal Shelter; and
WHEREAS, the Los Banos Police Animal Shelter has been provided grant funding in the amount of $2,250 from Best Friends Animal Society; and WHEREAS, our partnership with Best Friends Animal Society will ultimately assist the Animal Shelter Staff in increasing adoptions and overall efficiency.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Los Banos does hereby approve the acceptance of the Best Friends Animal Society Grant in in the amount of $2,250, ending on April 1, 2027, providing access to veterinary care training, tools, and support to increase our lifesaving rate at our animal shelter, and increase the appropriation limit for revenues in the amount of $2,250; and expenditures in the amount of $2,250. The budget for this grant, including account numbers is as follows:

Revenues:

Other Grants: 100-000-339-010 $2,250
Expenditures:

Spay/Neuter Program 100-429-170-273 $2,250
The foregoing Resolution was introduced at a regular meeting of the City Council of the City of Los Banos held on the 15th day of April 2026, by Council Member ______ who moved its adoption, which motion was duly seconded by Council Member ______ and the Resolution adopted by the following vote:
159
AYES:

NOES:

ABSENT:

APPROVED:
__________________________
Michael S Amabile, Mayor
ATTEST:
___________________________
Lucille L. Mallonee, City Clerk
160

BEST FRIENDS ANIMAL SOCIETY

GRANT AGREEMENT

BACKGROUND
Best Friends Animals Society (“Best Friends”) is a 501(c)(3) nonprofit corporation based in Kanab, Utah, whose mission is No More Homeless Pets®. Best Friends feels privileged to help save lives by working with organizations and agencies by providing funding for specific grants and/or needs in its commitment to No Kill 2025.

Recipient is a 501(c)(3) nonprofit animal welfare charity or a municipal shelter which has submitted a grant request to Best Friends requesting to be awarded a grant pursuant to the below terms (the “Grant”). The Grant funds shall be disbursed upon receipt of the signed agreement and copy of the Recipient’s IRS FORM W-9.

This grant agreement (“Agreement”) will govern the terms of the Grant. Each party shall be referred to herein individually as a “Party,” and collectively as the “Parties.” The Parties hereby agree to the following terms and conditions as of the date on which it is fully executed by both Parties (the “Effective Date”).

AGREEMENT
Grant Agreement Reference:

Recipient Business Name: Los Banos Animal Control Facility Recipient Contact Name: Sgt. Ivan Mendez
EIN: 35-2531856
Grant Name: Offer of Support
Amount: $2,250
Best Friends’ Representative: Yael Oppenheimer
Section 1. Use of Grant Fund.

Grant Proposal and Use of Funds (the “Project”)
The goal of this partnership is to work toward increasing positive outcomes for dogs and cats at the Los Banos Animal Control Facility (LBACF) and working towards achieving a save rate of at least 90%. We aim to build on the already great work happening by offering tools and resources to support and boost lifesaving efforts.

As indicated in the Gap Analysis, LBACF's most vulnerable populations of animals are unsocialized cats and dogs with behavioral challenges. In addition, the Gap Analysis highlighted other areas of potential growth, and this offer aims to support you in growing these areas and improving your life-saving capabilities. Best Friends can provide guidance, tools, training, and support to implement or level up programming that is designed to increase lifesaving at the LBACF and increase both cat and dog save rates.

The support included in this offer, including training, supplies, and other resources, is offered to LBACF at no cost to the shelter.
161
2 This support includes:
• Adoptions Programming: To increase live outcomes by way of adoptions, Best Friends can provide a review of current adoption programming to further develop conversation-based adoption processes.
• Intake Reduction Support: Training and tools to help staff and officers offer safe, communitybased intake alternatives. This includes support for Finder-to-Foster programs, lost pet reunification tools, and public education efforts and Return-to-Owner in the Field training. The aim is to empower the community, keep pets close to their homes, and protect shelter capacity. o Training will be provided for creating an SOP on the program, how to process an animal through shelter software for the finder-foster program, and various outcomes for the animal.
o This program will be combined with $1,000 to purchase tools/equipment to be used to educate/assist pet owners in lieu of citations and support return to owner possibilities.

Goal: an overall reduction of intake by 5% (82 animals) compared to 2025. • Behavior and Enrichment Programming: This will include support to include volunteers in enrichment practices in the shelter. This may include virtual training, sample protocols focused on reducing stress, increasing adoptability, and helping staff better assess dogs with behavioral needs. o This is paired with $500 for an annual Subscription to Petcademy – Virtual training and behavioral support for all adopters, fosters, and community pet owners. This is aimed at increasing adoptions and fostering of hard to place/behaviorally challenged dogs, as well as incentivizing supported self-rehoming. This service is not limited to these animals and is available to all permanent or temporary cat and dog families that need support in keeping their animals.
o Shelter Behavior Hub – Access to one of Trish McMillan’s courses:
▪ Shelter Dog Behavior Mentorship 365 ($750 for Part I and II) ▪ On-Demand Shelter Dog Behavior Mentorship ($150 + 12 months subscription) Goal: a reduction of euthanasia for treatable behavioral concerns in dogs by 60 compared to 2025.
• Review of intake Vaccination Protocols and Hygiene Protocols: Our National Shelter Medicine team can provide free virtual consultations to evaluate and discuss current protocols or areas of opportunity.
• Home-to-home intake mitigation to reduce owner surrenders: Facilitated implementation of mandatory home-to-home supported self-rehoming for all non-emergency owner surrender requests via Rehome by Adopt-a-Pet; includes relevant SOP creation, staff and volunteer training, public messaging, and other implementation needs
Goal: an overall reduction in intake by 5% compared to 2025.

How We Can Achieve These Goals Together:

Within two weeks of acceptance:
• Meet with the Best Friends representatives who will become the point(s) of contact for all training and implementation work.

Within the first 30 days:
• LBACF Leadership will work with Best Friends staff to schedule virtual and/or in-person training times for prioritized program implementation.
162
3 • LBACF will standardize data collection practices and ensure staff are trained to support consistent reporting and enable deeper analysis. Support is available if requested. • Best Friends will provide funding as outlined above. Best Friends can make purchase recommendations based on industry standards if needed.
• Petcademy subscription activated and LBACF will assign a staff member to be the point of contact for Petcademy and be responsible for troubleshooting any issues within the organization, ensuring transitions occur smoothly.
• LBACF will identify a staff member who will be committed to completing the Shelter Behavior Hub mentorship (either option) and training other staff members and volunteers. • Best Friends will schedule an all-staff kick-off meeting to discuss the overall timeline and goals for the offer of support.
• LBACF leadership will agree to monthly check-in calls with Best Friends staff to review the training being done, identify upcoming training still needed, discuss any issues encountered while trying to implement new programs, and problem solve as a team to address any issues. These meetings will also be used to review LBACF’s data and review additional areas of progress. • Other necessary staff check-in calls will be identified as needed to support the programming as outlined in the above offer.

Within the first 60 days:
• Training will continue, and LBACF leadership will ensure that all appropriate staff are participating. Progress of implementation, staff involvement, and data review will be discussed routinely in the monthly leadership check-ins.
• Best Friends will provide an assessment, in-person or virtually, of current intake procedures, adoption programming, managed intake, and return to owner efforts.

Within the first 90 days:
• Continue any remaining trainings that are pending/on-going • SOPs for programs will be created and/or reviewed and updated as necessary Within the first 120 days:
• Any follow-up training/resources identified through assessment will be scheduled.

Before end of the 6-month contract deadline:
• All remaining training will be completed
• Any remaining SOPs will be created or reviewed/updated • LBACF will submit any and all reports needed to show metrics and gauge the success of programs implemented
• Staff will remain committed to growing all new implemented programs • Best Friends will support LBACF in developing a sustainability plan to encourage programming to continue.
• Best Friends is open to providing additional programming support beyond the scope of this Offer, contingent upon demonstrated progress and a continued spirit of collaboration.

Total Funds: $2,250
163
4 What is Required from LBACF:
• Monthly data submitted via Shelter Pet Data Alliance (SPDA). • Monthly reporting on associated programs including photos and specific animal success stories that can be utilized by Best Friends on social media to garner positive awareness for the shelter and Best Friends; templates for reporting to be provided by Best Friends. • Quarterly grant reports detailing utilization of funding including both amounts spent and for what purposes; number of animals directly impacted.
• Cooperation and transparency from shelter leadership and staff, including attending meetings and training as scheduled. Meetings and training may occur virtually and require access to a webcam/microphone for participation. Best Friends can provide this technology if necessary; please advise at the time of offer of acceptance if this is required. • A commitment from organizational leadership to implement principles and best practices reviewed in trainings and consultations into standard shelter operations within 30 days of review.

The “Term” of this Agreement, unless terminated pursuant to the language below will be from 4/1/2026 through 4/1/2027.

Grants will be provided in a one-time payment with Best Friends’ obligation to disburse initial funds conditional upon receipt of Recipient’s completed IRS Form W-9.

Grant Installments are set below:

Installment Number Payment Date Payment Amount
Payment #1 Within thirty (30) days upon
receipt by BFAS of the executed
Agreement and IRS Form W9.
$2,250
Section 2. Recipient Requirements
A. Recipient agrees to provide monthly grant reports using forms provided by Best Friends that outline the use of the Grant funds as detailed above.

B. With the final grant report, Recipient will provide any relevant success stories of animals helped through the program, or descriptions of how the Grant has impacted the target community.

C. Recipient is registered or will become registered with SHELTER PET DATA ALLIANCE (SPDA) website and submit MONTHLY DATA REPORTING INTO SPDA through the term of this Agreement.

D. Recipient is a member or will become a member of the Best Friends Network and will maintain such membership through the Term of this Agreement.

Section 3. Grant Branding Terms and Promotion
Recipient shall cooperate with Best Friends regarding the promotion of the Grant and the Project. Both Parties may issue reports or statements to its members, the media, and the public about the Grant and the Project. This includes, but is not limited to websites, newsletters, press releases, magazine articles, blogs, and podcasts. Recipient shall reasonably cooperate with Best Friends staff, volunteer team leaders, and news or magazine writers in the production of such news content. Recipient agrees to cooperate with Best 164
5 Friends and facilitate promotion of the Grant and the Project through the Best Friends website, newsletters, electronic news distributions, press releases, and other media outlets.

Section 4. Photo, Video, Digital and Audio Release
Recipient grants to Best Friends permission and rights to photograph, video, and audio record any of Recipient’s programs or events for the duration of the Grant. Recipient grants Best Friends the right to indefinitely use such photographs, videos or digital images and voices. This release covers all photos, videos, and audio recordings made by Best Friends or its employees, contractors, or agents. Recipient understands and agrees that these photographs, videos, or digital images and recordings may be used by Best Friends in its sole discretion including for identification purposes, to promote or report about Best Friends events, activities, and mission; to raise donations, or for other purposes. This includes, but is not limited to, any royalties, proceeds, or other benefits derived from such images or recordings. This release remains in effect even after the end of this Agreement.

Recipient further agrees not to make any claim against Best Friends or its employees, contractors, or agents for the use of these photographs, videos or digital image or voice recordings. Recipient understands this Agreement releases and forever discharges Best Friends from any liability to Recipient, its successors, and assigns with respect to personal injury, property damage or other loss or damages that may result as a result from the making and use of photographs, videos or digital image or voice recordings.

Section 5. Non-Disparagement
During the Term of this Agreement and for one (1) year after this Agreement’s termination, Recipient agrees to take reasonable commercial measures to ensure that its representatives and Recipient's official media outlets do not make statements, including but not limited to social media posts, regarding the activities covered by this Agreement that are intended to or likely to bring Best Friends into disrepute.

Standard Terms
Section 6. Grant Recipient Representations and Warranties Recipient represents and warrants as follows during the Term of this Agreement:

A. Recipient is a qualified 501(c)(3) entity or government organization.

B. Recipient acknowledges that its animal welfare activities may be governed by a variety of federal, state, and local laws. Recipient hereby warrants that it shall use its best efforts to comply with all applicable laws and shall not knowingly violate same.

C. There are no claims, investigations, or proceedings in progress, pending or threatened against Recipient which, if determined adversely, would have a material effect on Recipient’s ability to fulfill its obligations pursuant to this Agreement and there are no claims, investigations, or proceedings in progress, pending or threatened against Recipient which involve animal neglect or abuse.

D. The individual signing this Agreement on behalf of Recipient is legally competent to enter into this Agreement duly authorized to do so by the Recipient.

Section 7. Grant Restrictions
165
6 In addition to abiding by the requirement that the Grant funds be used in furtherance of the program described in Recipient’s grant application, Recipient specifically agrees that no portion of the Grant funds will be used for any of the following: (i) to lobby or otherwise attempt to influence legislation; (ii) to influence outcome of any specific public election or participate or intervene in any political campaign on behalf of any candidate for public office or conduct, directly or indirectly; (iii) to support or oppose any elected official or candidate for public office or on any particular issue.

Section 8. Termination
Recipient may terminate this Agreement upon providing ten (10) business days written notice to Best Friends in the event of the following events of default:
(i) By its actions or statements, Best Friends materially harms Recipient as determined by Recipient in its reasonable judgment;
(ii) Best Friends files for bankruptcy, sells, assigns, or transfers the majority of its assets to another entity, or ceases to operate as a nonprofit corporation.

Best Friends may terminate this Agreement upon providing ten (10) business days written notice to the Recipient in the event of the following events of default:
(i) By its actions or statements, Recipient materially harms Best Friends as determined by Best Friends in its reasonable judgment:
(ii) Recipient files for bankruptcy, sells, assigns, or transfers the majority of its assets to another entity, or ceases to operate as a nonprofit corporation (if a nonprofit corporation); or (iii) Recipient fails to perform its commitments as set out in this Agreement, including, in the reasonable judgment of Best Friends, failing to carry out the Project with reasonable diligence to meet the goal of saving as many animal lives as possible or has not worked in good faith with professionalism to achieve the mutually agreed upon Goals.

In the event Best Friends terminates this Agreement pursuant to this section, Best Friends, has no obligation to pay Recipient any grant payment not yet due at the time of the notice of such termination.

Section 9. Intellectual Property License
For the Term of this Agreement, Recipient grants Best Friends a non-exclusive, royalty free license to use Agency’s name and/or logo to promote Agency’s lifesaving activities associated with the Grant and the Project. Other than the foregoing, neither Party may use the other Party’s logos, trademarks, or other intellectual property without express written permission of the other Party.

Section 10. Release
To the full extent permitted by law, the Recipient, their directors, officers, employees, representatives, agents, successors, and assigns, agree never to bring a claim or suit against Best Friends relating to the Grant and the Project. The Recipient agrees Best Friends and its directors, officers, employees, representatives, agents, contractors, successors and assigns (“Releasees”) are not responsible for any of the decisions, plans, guidelines, work, or activities related to or arising from the Grant and the Project. The Recipient releases Best Friends and its directors, founders, employees, officers, agents, representatives, contractors, volunteers, successors and assigns from all liability arising from any work or activities related to the Grant and the Project. The Recipient understands this Agreement discharges Releasees from any liability to the Recipients with respect to bodily injury, personal injury, illness, death, property damage or other loss of any kind or nature whatsoever, direct, or indirect, known or unknown, that may result as a 166
7 result of the Recipient’s work, participation and activities related to this Grant and the Project.

Section 11. Indemnity Agreement
To the full extent permitted by law, the Recipient and their directors, officers, agents, employees, representatives, successors and assigns, agree to indemnify and hold Releasees harmless for all bodily injury, personal injury, illness, death, property damage or other losses of any kind or nature whatsoever, direct or indirect, known or unknown, including attorney’s fees and costs of litigation that result to anyone else or any other entity because of Recipient’s actions or omissions related to the Grant and the Project or any breach by Recipient of this Agreement. This includes lone acts or omissions by the Recipient as well as the combined acts of the Recipient with others.

Section 12. Proprietary Information
Recipient acknowledges and agree that the following constitute “Proprietary Information”: any secret or proprietary information relating direction to Best Friends business, including, but not limited to, the Best Friends Network and donation process, services, members, donor and volunteer lists, business policies, employment records and policies, operational methods, marketing plans and strategies, business development plans, new personnel acquisition plans, technical processes, designs and design projects, inventions and research programs, trade know-how, trade secrets, specific software, algorithms, computer processing systems, object and source codes, user manuals, systems documentation, and other business and financial affairs of Best Friends. It is not anticipated that Recipient will have access to Best Friends proprietary information as a result of this Agreement. Nonetheless, Recipient acknowledges and agrees that in the event Recipient learns of or comes into possession of any Best Friends proprietary information, Recipient will notify Best Friends and return said information. Recipient agrees that they will not use, supply or disclose any Proprietary Information it happens to learn of to any third party.

Section 13. No Third-Party Beneficiaries
Nothing in this Agreement shall be construed to give any person or entity other than the Parties to this Agreement any legal or equitable claim, right or remedy; rather, this Agreement is intended to be for the sole and exclusive benefit of the Parties hereto.

Section 14. Survival of Terms
The intellectual property rights, including the rights to use photos, digital, audio and video materials, agreed to in this agreement are perpetual. The releases are perpetual. The agreement to maintain Proprietary Information confidential is perpetual. The Non-Disparagement clause survives for one (1) year following the termination of this Agreement.

Section 15. Other Terms
The provisions in this Agreement bind the successors and assigns of Recipient. Each term of this Agreement is material. Recipient agrees that in the event that any clause or provision of this Agreement shall be held to be invalid by any court of competent jurisdiction, the invalidity of such clause or provision shall not otherwise affect the remaining provisions of this Agreement. This is the entire agreement between the Parties and supersedes any other verbal or written statements, representations, or promises. 167
8 This Agreement shall not be construed to constitute any form of partnership, agency, or joint venture between Best Friends and Recipient. Neither Party is responsible in any way for the debts of the other or any other party, or any breach of any law, rule, regulation, complaint, grievance, custom, or guideline of the other. Neither Party has authority to bind the other to any contractual or other agreements and in no event shall either Party represent or hold itself out as acting on behalf of the other Party hereto. [The remainder of this page is left intentionally blank. The signature page follows.] 168
9 By signing below, Recipient and Best Friends acknowledge and agree to the terms of this Agreement. If signing electronically, the Parties acknowledge that they have read this Agreement and indicate their intent to electronically sign and be bound by the terms and conditions therein. They agree that their electronic signatures are intended to authenticate this writing and to have the same force and effect as a manual signature for purposes of validity, enforceability, and admissibility.

Los Banos Animal Control Facility
Signature: 1Sign
Printed Name: 1Name
Title: 1Title
Date Signed: 1Date
Best Friends Animal Society
Signature: 2Sign
Printed Name: 2Name
Title: Manager, Pacific Region
Date Signed: 2Date
Approver1
Approver2
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THIS PAGE IS INTENTIONALLY LEFT BLANK
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Page 1 of 10 ends

Los Banos Animal Control Facility Gap Analysis – Data Calendar Year 2024 and 2025 This analysis was performed on animal level data of intakes and outcomes for all dogs and cats entering the Los Banos Animal Control Facility from 1 Jan 2024 – 31 Dec 2025.

As there was a change in how data was tracked when implementing ShelterLuv, we are unable to deep dive on specific cases prior to October 2025. However, the data is useful to show overarching trends which this report will focus on.

It is wonderful that the Shelter has implemented ShelterLuv and we strongly suggest activating the API for data sharing through Shelter Pet Data Alliance (SPDA). Further standardizing data may allow for better understanding of where the lifesaving gaps are. Where specific changes to data reporting are recommended, they have been listed at the end of this report. If this is a duplication of what has already been implemented, please disregard.

It is obvious that your community relies heavily on your shelter and that you have already implemented many new and innovative ways to try and involve your community in your lifesaving work. It is apparent that the staff at Los Banos Animal Control Facility (LBACF) are committed to the animals and community that they serve. __________________________________________________________________________________________________ Intakes
Most animals (69-73%) entering the LBACF are stray/at large, with owner relinquishments representing 8% of intakes each year. It is also notable to mention that total intakes in 2025 (1,643) represent a 19% reduction from total intakes in 2024 (2,026). This could be due to strong efforts by LBACF to provide education and low-cost spay and neutering services to the community.

Abandoned,

4.49%
County
Stray, 3.16%
Owner
Relinquished,

8.09%
Quarantine,

0.35%
Seized,

1.23%
Trapped,

13.33%
(blank),

0.00%
Stray / At
large,

69.35%
2024 Total Intakes
Abandoned,

2.62%
County Stray,

1.89%
Owner
Relinquished,

8.46%
Quarantine,

1.03%
Seized,

2.07%
Trapped,

10.41%
Unknown,

0.30%
(blank),

0.18%
Stray / At
large,

73.04%
2025 Total Intakes
171

Page 2 of 10 ends

Over 70% of dog intakes in 2024 and 2025 were strays, demonstrating the shelter’s critical role in public safety and lost pet response. While many of these intakes are necessary, the volume suggests that there may be missed opportunities for in-field reunification or community-based solutions. Without proactive tools, well-meaning finders may default to shelter drop-off, even when a reunion could have occurred without intake.

It is recommended that all animals have an approximate age added to their files, the report we were working off of did not include animals ages, which limits this analysis. With the implementation of ShelterLuv, we hope that in due time we will be able to deepen our analysis to better understand the age breakdown of animals entering LBACF.

We also recommend that LBACF starts tracking how the animal came in, if either from an ACO in the field, or a good Samaritan bringing the animal to the shelter. Often members of the public see a dog in the street and bring it to the Abandoned

1.38%
County
Stray 0.34%
Owner
Relinquished

6.31%
Quarantine

0.00%
Seized

1.15%
Trapped

25.69%
Stray / At
large

65.14%
2024 Cat Intakes
Abandoned

1.80%
County
Stray 0.13%
Owner
Relinquished

4.25%
Quarantine

0.00%
Trapped

21.62%
(blank)

0.39%
Stray / At
large

71.81%
2025 Cat Intakes
Abandoned

8.30% County
Stray 7.52%
Owner
Relinquishe
d 9.34%
Quarantine

0.78%
Seized

1.69%
Trapped

0.52%
Stray / At
large

71.85%
2024 Dog Intakes
Abandoned

3.35%
County
Stray 3.46% Owner
Relinquished

12.24%
Quarantine

1.96%
Seized 3.93%
Trapped

0.35%
Unknown

0.58%
Stray / At
large

74.13%
2025 Dog Intakes
172

Page 3 of 10 ends

shelter, not knowing that they can assist to ensure that animal returns home more quickly through small, but crucial, actions they can take that don’t involve bringing the animal to the shelter (70% of dogs are found within 1 mile of their home - Gunter et al. (2021)).

This is especially true for healthy outdoor cats that are thriving. Whilst this reflects strong community compassion, it also reveals a common misconception – that all outdoor cats are lost and in need of sheltering.

In reality, many of these cats are healthy, independent animals including owned indoor/outdoor pets or well-established community cats. Bringing healthy outdoor cats into the shelter contributes to overcrowding, which can lead to common diseases like upper respiratory infections and reduces their chances of reunification or return to familiar territory. Shelter intake of stray cats should be reserved for sick and injured cats and neonatal kittens in crisis. __________________________________________________________________________________________________ Outcomes
The LBACF clearly has fostered a strong network of rescues and partners that are able to transfer in most of the cats, though we can see that in 2025 this number was 8% lower than in 2024. For dogs, transfer out to partners and rescues saw a small but significant increase (4%) between both years, reflecting the efforts by the team to network the population for positive outcomes.

It is important to mention the notable return to owner rate for dogs! With 26% (National Average 18%) of dogs being returned or reclaimed by their owners, the commitment to the human-animal bond is clear.

Adopted

3.67%
County Imp

0.23%
Died 3.44%
PTS 4.36%
Rescue

86.12%
TNR 0.92%
Reclaim /
RTO 1.15%
Escaped 0.11%
2024 Cat Outcomes
Adopted,

3.99%
County
Imp, 0.13%
Died, 2.70%
PTS, 8.24%
Rescue,

77.73%
TNR, 5.53%
Reclaim /
RTO, 1.67%
2025 Cat Outcomes
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Page 4 of 10 ends

There is an untapped opportunity, however, to channel and grow community support through adoptions. Though LBACF is significantly exceeding the percentage of animals that are transferred out to rescues and partners compared to other municipal shelters (56% of all outcomes vs. 22% for other U.S. Government Animal Services during the same period – Jan-Dec 2025), adoptions are sitting at a 7% compared to a 37% of all outcomes for municipal shelters.

It is clear that the community supports LBACF and that its commitment to transparency, kindness, and empathy have fostered great engagement. This could be tapped for more adoptions, keeping the pets in the community they came from and reducing out-of-town adoptions and purchases.

Adopted

19.33%
County Imp

7.65%
Died 0.39%
Rescue PTS 14.79%

32.04%
TNR 0.00%
Reclaim /
RTO 25.68%
Escaped 0.13%
2024 Dog Outcomes
Adopted,

9.70% County
Imp, 3.58%
Died, 0.69%
PTS,

22.98%
Rescue,

36.49%
(blank),

0.58%
Reclaim /
RTO,

25.98%
2025 Dog Outcomes
174

Page 5 of 10 ends

It is wonderful to see how many animals were returned to owner (53%) before full shelter admission and/or returned in the field; showing that the community knows that your shelter is the place to look for their missing pets. It also emphasizes LBACF’s focus on reducing barriers (waiving reclaim fees) and keeping pets in their loving homes.

Additional ways that the LBACF can continue to grow field-based Return-to-Owner (RTO) strategies include increased access to microchip scanning stations, implementing “Finder-to-Owner” pathways like short-term finder holds or publicfacing lost and found platforms. Public education on what to do when a dog or cat is found, especially through social media and community partners could further reduce unnecessary shelter intake and keep animals in their homes.

Reclaim,

46.67%
RTO,

53.33%
2024 RTO and Reclaims
Reclaim,

46.15%
RTO,

53.85%
2025 RTO and Reclaims
175

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Non-Live Outcomes:

Cat deaths in care are higher than the gold standard benchmark of 1%, with most deaths (70+%) occurring within the first week of admission to the shelter. Whilst it is possible that these animals arrived at the shelter already ill but not yet showing clinical symptoms, a review of current intake vaccination and hygiene protocols is recommended to ensure that contagious disease risks are being managed in the Shelter.

Based on the available data for 2025, most of the shelter euthanasia are due to Space/Behavior reasons. Whilst it is possible that many of these animals were truly unsafe to be part of your community, there is the possibility that many dogs were struggling behaviorally in the shelter environment, likely from fear, anxiety, and lack of stimulation. The experience of being confined in a loud environment can exacerbate any behavioral difficulties they are experiencing.

These cases highlight the ongoing need for in-shelter behavior support and enrichment. Best Friends offers training on housing, handling, and enrichment for shelter dogs and cats that can help mitigate common behavior issues. 15+ days,

20.00%
7-14 days,

53.33%
First 4 days,

16.67%
First week,

10.00%
2024 Cat Deaths
7-14 days,

4.76%
First 4 days,

95.24%
2025 Cat Deaths
Behavior

1.56%
Space/Behavior

90.63%
TNR not
feasible

7.81%
Cat Euthanasia 2025
Behavior

35.18%
Parvo
Space/Behavior 1.01%

62.81%
TNR not
feasible 1.01%
Dog Euthanasia 2025
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For cats specifically, there is an opportunity to implement a Community Cat Program (also known as Trap-NeuterVaccinate-Return) to provide live outcomes for healthy unsocialized cats and significantly reduce the need for shelter euthanasia.

It is important to note that, statistically speaking, some of these cases would have been due to medical reasons. With the implementation of ShelterLuv and the standardization of data collection, further analysis will allow for a better understanding of this breakdown.

The Data shows that 30% of dogs being euthanized at LBACF are owner surrenders, all of which had Behavior as the reason for the decision. These represent 55% of all owner surrenders, corroborating the need for supported selfrehoming options to avoid the stressful environment of the shelter.

Length of Stay
The length of stay for animals in shelter is currently 8 days for cats and 12 days for dogs. Positive indicators for pathways exist (adoption, foster, RTO, transfer); and would benefit from happening on a faster timeline. This would allow the shelter to maximize and grow these positive outcome pathways while decreasing the shelter population and enhancing Abandoned

3.52%
OR 29.65%
Quarantine

5.53%
Seized

1.01%
Stray / at
large

59.30%
Trapped

1.01%
Dogs Euthanized by Impound
Reson 2025
Adopted

8.49%
PTS 55.66%
Rescue

33.02%
Reclaim /
RTO 2.83%
Dog Owner Relinquished by
Disposition 2025

9.64 10.69

8.05 12.19

0.00 5.00

10.00 15.00

CAT DOG
Average LOS
2024 2025
177

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the quality of care for animals as a result. Pathway planning and fast tracking of easily adoptable animals can help immensely with this.
__________________________________________________________________________________________________ Recommendations
• Standardization of Data Collection
Organizing and regularly auditing intake and outcome types ensures accurate tracking, cleaner data, and better reporting. It is important to note that with ShelterLuv this might already have been implemented.

It is recommended that moving forward data collection be standardized and includes the following as it is very helpful to further determine where any needs are:
o Standardized aging of animals
o Health status of animal on intake (Healthy/Injured/Showing signs of illness) o More details on reason for surrendering the animal (Permanent life change/Short term life change/Owner death/Cannot afford/Owner or Household factors/No time or overwhelmed/Housing/Behavior per owner) Furthermore, here is a list of commonly used types and subtypes:

INTAKE TYPES: INTAKE SUBTYPES:

STRAY OTC PUBLIC, FIELD ACO, FIELD POLICE

OWNER SURRENDER OTC, FIELD

EUTHANASIA REQUEST OTC, FIELD

IMPOUND INVESTIGATION, BITE, WELFARE

PROTECTIVE CUSTODY OWNER DIED, OWNER ARREST, OWNER HOSPITAL, EVICTION, WELFARE, CRUELTY

RETURN FIELD, OTC

DEAD ON ARRIVAL (DOA)

BORN IN CARE

TRANSFER IN
OUTCOME TYPES: OUTCOME SUBTYPES:

ADOPTION SHELTER ADOPTION, ADOPT FROM FOSTER, ADOPT FROM SPECIAL EVENT CLAIM

RETURN TO FIELD (R-TF)

DIED DIED IN FOSTER, DIED IN CARE
DOA

EUTHANASIA MEDICAL TREATABLE, MEDICAL UNTREATABLE, BEHAVIORAL TREATABLE, BEHAVIORAL UNTREATABLE

EUTHANASIA REQUEST MEDICAL TREATABLE, MEDICAL UNTREATABLE, BEHAVIORAL TREATABLE, BEHAVIORAL UNTREATABLE

TRANSFER OUT
• Expand Adoptions
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Adoption is a critical driver of increased live outcomes for both cats and dogs. By actively promoting and sustaining adoption pathways into the community, the shelter can leverage strong public affinity to place animals directly into homes, reducing length of stay and preventing unnecessary intake. Expanding community-based adoption efforts also helps meet local demand for pets, reducing the need for residents to import animals from outside the area or purchase pets elsewhere.
• Foster program
Foster placement is an essential tool to secure live outcomes for both cats and dogs. With a foster program that is actively promoted and maintained, the shelter can leverage even more from the public who already seem to have an affinity for the shelter. Encouraging foster caregivers to become adoption ambassadors – or enabling adopters to meet animals in their foster homes can help animals that are experiencing behavioral difficulties in shelter to show their true personalities. Implementing a Friendly Finder program can also help animals return to their homes quicker without entering the shelter.
• Cat Intake diversion and Development of robust Community Cat Program It is recommended that the Shelter implements a Community Cat Program for healthy, free roaming cats. This can be supported by public education campaign, signage and messaging that encourages residents to “Leave healthy outdoor cats in place,” and a pathway for cats brought to the shelter. This public education campaign should be implemented to instruct members of the public to leave cats alone, especially kittens, unless they seem in distress. This approach empowers the public to make informed decisions, reduces unnecessary intake, and preserves critical shelter resources for the animals who truly need care, all while humanly reducing the number of free roaming cats in the community. • Supported self-rehoming
There are a variety of online platforms that help pet owners find new homes (permanent or temporary) for their pets.

This helps empower communities to find solutions for their animals without burdening the shelter with these animals. In addition, safe and healthy animals benefit from transitioning between homes without the stress of a stay at an animal shelter. Advertising this as an option to your community can help reduce unnecessary shelter intake. • Dog Behavioral Support
- Implement daily enrichment protocols, including scent work, puzzle feeders, and calm time, to reduce kennel stress.
- Establish structured behavior plans for dogs exhibiting fear or barrier reactivity, with staff or volunteer-led decompression routines.
- Introduce or expand dog playgroups and behavior observations to help identify dogs who are safe for placement with the right support.
- Launch foster-first options for dogs with mild to moderate behavioral challenges, removing them from stressful kennel environments.
- Provide staff with training/mentoring in behavior observation and documentation. - Work with the staff and volunteers on basic behavior modification plans to help cats and dogs decompress and deal with the shelter environment before behaviors escalate or animals start to decompensate. - Offer behavior counseling and support post-adoption utilizing services such as Petcademy to help dogs acclimate to their new homes. With support, many adopters may be willing to work through manageable behavior issues that manifest in the shelter environment. 179

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Los Banos City CouncilApril 15, 2026

Los Banos City Council
April 15, 2026