www.losbanos.org
Los Banos City Council Agenda – May 20, 2026 Page 1 of 5 AGENDA
CITY COUNCIL MEETING
**Los Banos Community Center**
645 7th Street
Los Banos, California
MAY 20, 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 – May 20, 2026 Page 2 of 5
1. CALL TO ORDER – May 20, 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 April 2026 – Jacob Sawyer, Fire Engineer, Fire Department.
B. Proclamation – Recognizing Public Works Week.
C. Proclamation – Recognizing the Retirement of Fire Chief Paul Tualla.
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 #257288 – #258001 in the Amount of $5,493,902.00.
Recommendation: Approve the check register as submitted.
B. City Council Special Meeting Minutes for April 14, 2026.
Recommendation: Approve the minutes as submitted.
C. 2nd Quarter Investment Report for Fiscal Year 2025/2026.
Recommendation: Accept the report as submitted.
D. 3rd Quarter Investment Report for Fiscal Year 2025/2026.
Recommendation: Accept the report as submitted.
2 pgs. 1-6
pgs. 7-12
pgs. 13-20
pgs. 21-22
pgs. 23-34
pgs. 35-42
Los Banos City Council Agenda – May 20, 2026 Page 3 of 5 E. City Council Resolution No. 7086 – Accepting the Construction of Ag Sports Complex Landscape Improvements as Complete and Authorizing the Filing of the Notice of Completion with the Merced County Recorder (Ronny’s Inc.).
Recommendation: Adopt the resolution as submitted.
F. City Council Resolution No. 7087 – Accepting the Construction of Shaunessy Village 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.
G. City Council Resolution No. 7088 – Approving the Designation of the Director of Finance, Minerva (Minnie) Moreno as Acting City Manager During Periods of Temporary Absence or Disability of the City Manager, Consistent with Section 2-3.106 of the City Municipal Code.
Recommendation: Adopt the resolution as submitted.
H. City Council Resolution No. 7089 – Authorizing Award of Construction Contract to Rolfe Construction, Inc. in the Amount of $1,584,994.00 with a 15% Contingency in the Amount of $237,750.00 for Fiscal Year 2026 Street Rehabilitation Project.
Recommendation: Adopt the resolution as submitted.
I. City Council Resolution No. 7090 – Awarding the Construction Contract for the Water Meter Replacement Project to Ensure Utility Inc. dba Phoenix Water Solutions in the Amount of $35,270.00 with a 15% Contingency in the Amount of $5,290.50 and Authorizing the City Manager to Execute the Agreement and Issue the Notice of Award.
Recommendation: Adopt the resolution as submitted.
J. City Council Resolution No. 7091 – Accepting Public Improvements for Dove Hollow at Stonecreek, the Villages V Phase 3, Unit 4 (Anderson Homes).
Recommendation: Adopt the resolution as submitted.
K. City Council Resolution No. 7092 – Accepting Public Improvements for Southpointe at Regency Park Phase 11B (Stonefield Home Inc.).
Recommendation: Adopt the resolution as submitted.
L. City Council Resolution No. 7093 – Accepting Public Improvements for Southpointe at Regency Park Phase 11C (Stonefield Home Inc.).
Recommendation: Adopt the resolution as submitted.
M. City Council Resolution No. 7094 – Approving and Adopting Final Tract Map No. 2015-02 Northpointe at Regency Park Phase 1 (Stonefield Home Inc.).
Recommendation: Adopt the resolution as submitted.
3 pgs. 43-52
pgs. 53-62
pgs. 63-66
pgs. 67-78
pgs. 79-92
pgs. 93-132
pgs. 133-170
pgs. 171-208
pgs.209-248
Los Banos City Council Agenda – May 20, 2026 Page 4 of 5
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 a Presentation on the Status of Vacancies and Recruitment Strategies for the City of Los Banos Pursuant to Assembly Bill 2561.
Recommendation: Receive staff report, open public hearing, receive public comment, and close the public hearing. Informational item only, no action to be taken.
B. Public Hearing – To Receive Public Comment and Consideration of Finding the Project to be Categorically Exempt from CEQA and Approving Conditional Use Permit #2026-02 to Allow the Off-Sale of Beer and Wine (Type 20 ABC License) for Santa Fe Mercado, Inc. Located at 1209 W. Pacheco Blvd. 1) City Council Resolution No. 7095 – Finding the Project to be Categorically Exempt from CEQA and Approving Conditional Use Permit #2026-02 to Allow the Off-Sale of Beer and Wine (Type 20 ABC License) for Santa Fe Mercado, Inc. Located at 1209 W. Pacheco Blvd.
Recommendation: Receive staff report, open public hearing, receive public comment, close the public hearing, and adopt the resolution as submitted.
C. Public Hearing – To Receive Public Comment and Consideration of Introduction and Waiver of First Reading of Ordinance Amending Accessory Dwelling Unit (ADU) and Junior Accessory Dwelling Unit (JADU) Regulations. 1) Ordinance No. 1216 – Amending and Restating Article 30 Chapter 3 of Title 9 of the Los Banos Municipal Code Relating to Accessory Dwelling Units to Implement New State Law Requirements Relating to Accessory Dwelling Units. (First Reading & Introduction) Recommendation: Receive staff report, open the public hearing, waive the first reading, and introduce the Ordinance as submitted.
10. CONSIDERATION OF NOMINATION OF MERCED COUNTY ASSOCIATION OF GOVERNMENTS (MCAG) MEASURE V CITIZENS OVERSIGHT COMMITTEE – Blanche Jorge.
Recommendation: Approve the nomination as submitted.
11. CITY DEPARTMENT REPORTS.
A. Community & Economic Development
B. Finance
C. Fire
D. Human Resources
4 pgs. 249-262
pgs. 263-288
pgs. 289-318
pgs. 319-323
Los Banos City Council Agenda – May 20, 2026 Page 5 of 5 E. Parks & Recreation
F. Police
G. Public Works
Recommendation: Informational item only, no action to be taken.
12. CITY ATTORNEY REPORT.
Recommendation: Informational item only, no action to be taken.
13. CITY MANAGER REPORT.
Recommendation: Informational item only, no action to be taken.
14. CITY COUNCIL MEMBER REPORTS.
A. Marcus Chavez – District 3
B. Deborah Lewis – District 4
C. Mitzy Perez – District 1
D. Refugio LLamas – District 2
E. Michael Amabile – Mayor
15. 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 15th day of May 2026 5 THIS PAGE IS INTENTIONALLY LEFT BLANK
6 Certificate of recognition
Presented to
JACOB SAWYER
Fire Engineer – Fire 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 April 2026
Awarded May 20, 2026
________________________
Michael S. Amabile, Mayor
ITEM 5A
7 THIS PAGE IS INTENTIONALLY LEFT BLANK
8 PROCLAMATION RECOGNIZING
national public works week
APPROVED:
_________________________________
ATTEST: Michael S. Amabile, Mayor
_____________________________________
Lucille L. Mallonee, City Clerk
WHEREAS, public works professionals focus on infrastructure, facilities, and services that are of vital importance to sustainable and resilient communities, public health, high quality of life, and well-being of the people of the City of Los Banos; and
WHEREAS, these infrastructures, facilities, and services could not be provided without the dedicated efforts of public works professionals, who are federally mandated first responders, and the engineers, managers, and employees at all levels of government and the private sector who are responsible for rebuilding, improving, and protecting our Nation’s transportation, water supply, water treatment and solid waste systems, public buildings, airports, parks and other structures and facilities essential for our citizens; and WHEREAS, it is in the public interest for the citizens, civic leaders, and children in the City of Los Banos to gain knowledge and maintain ongoing interest and understanding of the importance of public works first responders and public works programs in their respective communities; and
WHEREAS, the year 2026 marks the 66th annual National
Public Works Week sponsored by the American Public Works Association/Canadian Public Works Association.
NOW, THEREFORE, BE IT PROCLAIMED, I Michael S.
Amabile, Mayor, and City Council of the City of Los Banos do hereby designate the week of May 17-23, 2026 as National Public Works Week in the City of Los Banos and urge all citizens to join with representatives of the American Public Works Association and government agencies in activities, events, and ceremonies designed to pay tribute to our public works professionals, engineers, managers, and employees and to recognize the substantial contributions they make to protecting our national health, safety, and quality of life.
In witness whereof, I have hereunto set my hand and cause to be affixed the seal of the City of Los Banos, this 20th day of May, 2026. 9 ITEM 5B
THIS PAGE IS INTENTIONALLY LEFT BLANK
10 Proclamation Recognizing the retirement
of CITY OF LOS BANOS
FIRE CHIEF PAUL TUALLA
APPROVED:
_________________________
Michael S. Amabile, Mayor
ATTEST:
___________________________
Lucille L. Mallonee, City Clerk
WHEREAS, Paul Tualla joined the City of Los Banos as Fire Chief on November 1, 2022; and
WHEREAS, Chief Tualla led strategic planning efforts for the Fire Department, establishing organizational goals and guiding the department’s progress; and
WHEREAS, Chief Tualla developed and implemented plans to enhance emergency response and service delivery, planning for future fire service needs; and
WHEREAS, under Chief Tualla’s leadership, the Fire Department expanded training opportunities and supported fire prevention efforts; and WHEREAS, Chief Tualla demonstrated dedication to the City by serving as Acting City Manager from January 2025 to February 2025 while continuing to oversee and support Fire Department operations; and WHEREAS, Chief Tualla retired from the City of Los Banos as Fire Chief on May 16, 2026 with nearly 4 years of distinguished service to the City of Los Banos and more than 30 years in public service, leaving a lasting impact on the Department and the community it serves.
NOW, THEREFORE, BE IT PROCLAIMED, I, Michael S. Amabile, Mayor, and the City Council of the City of Los Banos, California, do hereby commend Chief Paul Tualla on his dedication and loyalty to the City of Los Banos and congratulate him on his retirement.
In witness thereof, I have hereunto set my hand and caused to be affixed the seal of the City of Los Banos, this 20th day of May, 2026. 11 ITEM 5C
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20 CITY OF LOS BANOS
SPECIAL CITY COUNCIL MEETING MINUTES
APRIL 14, 2026
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.
INTRODUCTION: City Manager Than opened the meeting and provided an introductory statement.
PLEDGE OF ALLEGIANCE: Los Banos VFW Post 2487 and American Legion Post 166 led the presentation of colors.
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; ABSENT: None STAFF MEMBERS PRESENT: Police Chief Reyna, City Attorney Lerner, City Manager Than, City Clerk Mallonee, Community & Economic Development Director Souza Elms, Public Works Director Via, Parks & Recreation Director Heim, Finance Director Moreno, Interim Human Resources Director Carlos
MAYOR’S STATE OF THE CITY ADDRESS: Mayor Amabile gave his State of the City Address followed by Department staff and City Council Members presenting a presentation. Director Moreno provided an update which included a PowerPoint presentation. Director Souza Elms provided an update which included a PowerPoint and video presentation. Council Member Lewis shared updates within the Fire Department which included a PowerPoint presentation. Fire Chief Tualla provided an update which included a video presentation. Council Member Chavez shared updates within the Police Department. Police Chief Reyna provided an update which included a PowerPoint and video presentation. Public Works Director Via provided an update which included a PowerPoint and video presentation. Council Member Perez shared updates within the Parks & Recreation Department which included a PowerPoint and video presentation.
Mayor Amabile added closing remarks.
ADJOURNMENT. The meeting was adjourned at 7:32 p.m.
APPROVED:
____________________________
Michael S. Amabile, Mayor
ATTEST:
21 ITEM 8B
_______________________________
Lucille L. Mallonee, City Clerk
22 Agenda Staff Report
TO: Mayor Amabile and City Council Members
FROM: Minnie Moreno, Finance Director
DATE: May 20, 2026
TYPE OF REPORT: Consent Agenda
SUBJECT: 2nd Quarter Investment Report for 2025/2026
_____________________________________________________________________ Recommendation:
To accept the quarterly investment report as submitted.
Background:
The City of Los Banos follows its investment policy to assure that it invests all surplus inactive monies in a manner which ensures a maximum return consistent with safety on such investments while maintaining the integrity of such surplus and inactive funds. A quarterly investment report provides proof that City funds are invested in such a manner. It includes all investments except funds held by the City’s trustees. Funds held by trustees include bond reserve funds, deferred compensation plans, and other post retirement benefit funds.
Fiscal Impact:
Informational only, no fiscal impact.
Reviewed by:
______________________________
Nirorn Than, City Manager
23 ITEM 8C
Attachments:
2nd Quarter Fiscal Year 2025-26 Investment Report
LAIF Statement December 31, 2025 – Attachment A
Wells Fargo Securities Statement December 31, 2025 – Attachment B 24 In accordance with Government Code Section 53646 and the City of Los Banos Investment Policy, the following shall constitute the quarterly report of investments on behalf of the City of Los Banos:
Investment Balances
As of December 31, 2025
Type of Investment Issuer Maturity
Amount
Invested
Annual
Percentage
Yield
LAIF (Local Agency
Investment Fund)
State of
California Daily $67,182,597 4.20% effective yield
Money Market Funds Wells Fargo
Securities Daily $118,612,171 4.00% simple yield
Investment Balance: $185,794,768
1. As of the date of this report, the majority of the City of Los Banos funds are invested in the Wells Fargo Securities money market funds, Therefore, as provided by Governmental Code Section 53646 (e) attached are the most recent statement(s) received by the City of Los Banos.
2. As of the date of this report, the remainder of the City of Los Banos’ funds are invested in the State of California Local Agency Investment Fund (LAIF), in accordance with section 16429.1 of the Governmental Code attached are the most recent statement received by the City of Los Banos.
3. The portfolio of the City of Los Banos is in compliance with the City of Los Banos’ Investment Policy.
4. The investment balances are reconciled monthly to the General Ledger by the Finance Department.
5. It is expected that the City will be able to meet its projected expenditure requirements for the next six months.
25 26
27 28
29 30
31 32
33 THIS PAGE IS INTENTIONALLY LEFT BLANK
34 Agenda Staff Report
TO: Mayor Amabile and City Council Members
FROM: Minnie Moreno, Finance Director
DATE: May 20, 2026
TYPE OF REPORT: Consent Agenda
SUBJECT: 3rd Quarter Investment Report for 2025/2026
_____________________________________________________________________ Recommendation:
To accept the quarterly investment report as submitted.
Background:
The City of Los Banos follows its investment policy to assure that it invests all surplus inactive monies in a manner which ensures a maximum return consistent with safety on such investments while maintaining the integrity of such surplus and inactive funds. A quarterly investment report provides proof that City funds are invested in such a manner. It includes all investments except funds held by the City’s trustees. Funds held by trustees include bond reserve funds, deferred compensation plans, and other post retirement benefit funds.
Fiscal Impact:
Informational only, no fiscal impact.
Reviewed by:
______________________________
Nirorn Than, City Manager
35 ITEM 8D
Attachments:
3rd Quarter Fiscal Year 2025-26 Investment Report
LAIF Statement March 31, 2026 – Attachment A
Wells Fargo Securities Statement March 31, 2026 – Attachment B 36 In accordance with Government Code Section 53646 and the City of Los Banos Investment Policy, the following shall constitute the quarterly report of investments on behalf of the City of Los Banos:
Investment Balances
As of March 31, 2026
Type of Investment Issuer Maturity
Amount
Invested
Annual
Percentage
Yield
LAIF (Local Agency
Investment Fund)
State of
California Daily $67,892,961 3.98% effective yield
Money Market Funds Wells Fargo
Securities Daily $119,680,567 4.00% simple yield
Investment Balance: $187,573,528
1. As of the date of this report, the majority of the City of Los Banos funds are invested in the Wells Fargo Securities money market funds, Therefore, as provided by Governmental Code Section 53646 (e) attached are the most recent statement(s) received by the City of Los Banos.
2. As of the date of this report, the remainder of the City of Los Banos’ funds are invested in the State of California Local Agency Investment Fund (LAIF), in accordance with section 16429.1 of the Governmental Code attached are the most recent statement received by the City of Los Banos.
3. The portfolio of the City of Los Banos is in compliance with the City of Los Banos’ Investment Policy.
4. The investment balances are reconciled monthly to the General Ledger by the Finance Department.
5. It is expected that the City will be able to meet its projected expenditure requirements for the next six months.
37 38
39 40
41 42
Agenda Staff Report
TO: Mayor Amabile and City Council Members
FROM: Joe Heim, Parks and Recreation Director
DATE: May 20, 2026
TYPE OF REPORT: Consent Agenda
SUBJECT: Accepting the Construction of AG Sports Complex Landscape Improvements 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 AG Sports Complex Landscape Improvements as complete; and
2. Authorize the City Manager to file the Notice of Completion with the Merced County Recorder; and
3. Authorize the Public Works Director 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 AG Sports Complex, located at 700 N. Mercey Springs Road, is one of the City’s primary community parks and serves both local and regional users. The facility was originally constructed in the 1980s and consists of approximately 8.5 acres including two softball fields, parking lot, dog park, playground, and concession restroom building.
Over time, the Complex experienced deterioration in field conditions, irrigation systems, fencing, and supporting amenities. Improvements to the site were identified through the Parks Master Plan.
43 ITEM 8E
On March 3, 2021, City Council authorized staff to pursue funding and design for improvements to the AG Sports Complex. The project scope included renovation of both fields, irrigation upgrades, replacement of fencing and netting, improvements to the batting cage area, additional landscaping, and replacement of the playground. The project budget was established at $2,182,701.00 within the Capital Improvement Program (CIP). $1,303,360 is identified in the ARPA Fund and $879,341 is identified in the Park Development Fee Fund
The project was advertised for bids and a bid opening was held on September 23, 2024.
Nine bids were received, and Ronnys Inc. was determined to be the lowest responsive and responsible bidder. On October 2, 2024, the City Council awarded the construction contract to Ronnys Inc. in the amount of $1,669,918.10 and approved a contingency.
Construction began in late 2024 and was completed in accordance with project plans and specifications. The improvements have enhanced the functionality, safety, and overall quality of the Complex and further established the site as a destination level sports facility within the City.
Discussion:
Construction of the AG Sports Complex Landscape Improvements project has been completed and is ready for formal acceptance. The project provides upgraded field conditions, improved infrastructure, and enhanced amenities that support both recreational programming and tournament level use.
During construction, a total of eleven change orders were issued to address unforeseen field conditions, material substitutions, design clarifications, and additional improvements identified during construction. These changes ensure long term durability, safety, and consistency with City standards.
• Change Order No. 1: Important new fill sand/dirt fields. Existing soil provided by the city was contaminated with various materials and aggregates: $24,500 • Change Order No. 2: Installation of concrete pad at the picnic area to accommodate additional seating and improve usability near the playground: $22,500.00 • Change Order No. 3: Replacement of deteriorated asphalt driveway with traffic rated concrete to address grade transition and long-term durability: $39,500.00 • Change Order No. 4: Irrigation system modifications including booster pump substitution, piping adjustments, and turf type change to improve performance and consistency with City standards: $21,520.00
• Change Order No. 5: Installation of additional infield bases to allow for multiple field configurations and expanded programming use: $3,900.00
• Change Order No. 6: Installation of new LED light pole including wiring and concrete footing to replace outdated infrastructure: $9,500.00
• Change Order No. 7: Signage replacement and adjustments to improve visibility and consistency with site improvements: $2,500.00
• Change Order No. 8: Replacement of outfield fencing and chain link improvements to address deterioration and improve safety: $31,500.00 • Change Order No. 9: Irrigation extension to tree islands and planter areas outside of fenced field areas to support landscaping improvements: $19,500.00 44 • Change Order No. 10: Additional irrigation extension work to support landscape improvements near picnic and playground areas: $1,800.00 • Change Order No. 11: Installation of Shade Structure over the picnic to enhance the playground area: $30,000.00
The total cost of change orders is approximately $206,720.00, resulting in an total construction contract amount of $1,876,638.10.
The project was completed within the approved project budget and provides a significant upgrade to one of the City’s primary recreational facilities.
Fiscal Impact:
The AG Sports Complex Landscape Improvements project is funded through the Park Development Fund, which is supported by development impact fees, along with Per Capita grant funding.
The final construction cost, including change orders, is $1,876,638.10 and is within the approved project budget of $2,182,701.00.
Reviewed by:
_________________________ __________________________
Soknirorn Than, City Manager Minerva Moreno, Finance Director Attachments:
1. Resolution
2. Notice of Completion
3. Bid Opening Results
4. Site Photos
45 THIS PAGE IS INTENTIONALLY LEFT BLANK
46 RESOLUTION NO. ____
A RESOLUTION OF THE CITY COUNCIL OF
LOS BANOS ACCEPTING THE
CONSTRUCTION OF AG SPORTS COMPLEX
LANDSCAPE IMPROVEMENTS PROJECT AS
COMPLETE AND AUTHORIZING THE FILING
OF THE NOTICE OF COMPLETION WITH THE
MERCED COUNTY RECORDER
WHEREAS, the City of Los Banos advertised and received competitive bids for the construction of AG Sports Complex Landscape Improvements located at 700 N.
Mercey Springs Road; and
WHEREAS, the City Council awarded the construction contract to Ronnys Inc. on October 2, 2024, in the amount of $1,669,918.10; and
WHEREAS, the project included improvements to softball fields, irrigation systems, fencing, lighting, landscaping, and associated site amenities; and WHEREAS, 11 change orders were issued during construction for a total amount of $206,720.00 to address field conditions, design modifications, and additional improvements, resulting in an adjusted contract amount; and WHEREAS, the total construction contract adjusted amount is $1,876,638.10 and is below the established budget of $2,182,701.00; and
WHEREAS, the Public Works Department has 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 AG Sports Complex Landscape Improvements as complete; 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 to release the five (5) percent retention 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 20th day of May 2026, by Council Member ____________, who moved its adoption, which motion was duly seconded by Council Member ____________, and the Resolution adopted by the following vote:
47 AYES:
NOES:
ABSENT:
APPROVED:
__________________________
Michael S. Amabile, Mayor
ATTEST:
___________________________
Lucille L. Mallonee, City Clerk
48 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 May 20, 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 Ronnys 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:
700 N. Mercey Springs Los Banos, CA 93635 “Ag Sports Complex Landscape Improvements” The major work consists of, but is not limited to, demolition and site preparation; paving and hardscape; playground area; site furnishing installation (including playground equipment, fencing, benches, batting cages/screens, etc.); protective netting/posts, landscape and irrigation improvements; and other site work.
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
49 THIS PAGE IS INTENTIONALLY LEFT BLANK
50 Site Photos: AG Sports Complex Landscape Improvements
Before and in progress photos:
51 THIS PAGE IS INTENTIONALLY LEFT BLANK
52 Agenda Staff Report
TO: Mayor Amabile and City Council Members
FROM: Joe Heim, Parks and Recreation Director
DATE: May 20, 2026
TYPE OF REPORT: Consent Agenda
SUBJECT: Accepting the Construction of Shaunessy Village Park Project 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 Shaunessy Village Park as complete; and
2. Authorize the City Manager to file the Notice of Completion with the Merced County Recorder;
3. Approve the balancing change orders in the amount $126,901.90 for a total contract amount of $1,113,822.93; and
4. Authorize the Public Works Director 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 Shaunessy Village subdivision includes a neighborhood park located at 1408 De Anza Way. The park was identified as part of the subdivision development and is funded through park development impact fees associated with residential growth in the area. The site is approximately 2.97 acres and includes a detention basin component, resulting in a mixeduse park design that combines elements of both pocket park and neighborhood park classifications.
On October 6, 2022, City staff conducted a public outreach meeting to gather input from surrounding residents regarding park amenities and design. The meeting was publicly 53 ITEM 8F
advertised through the Community Center, Recreation Guide, social media, and direct mailers to nearby homes. Feedback emphasized the importance of a safe and accessible playground, shade, and functional open space.
Following community input, the City retained Westwood Engineering to prepare design concepts and construction documents. The project was presented to the Parks and Recreation Commission and City Council, where a Park Concept was selected for development. The design includes a fenced playground area, shade structure, picnic areas, concrete pathways, landscaping with approximately eighty trees, decorative boulders, and a turf basin area to support both drainage and recreation.
The project was initially advertised for bids in August 2023, with bids opened on September 8, 2023. Due to issues identified in the initial bid results, the City rejected all bids and re-advertised the project on October 27, 2023. A second bid opening was held on November 20, 2023. Ronnys Inc. was determined to be the lowest responsive and responsible bidder.
On December 6, 2023, the City Council awarded the construction contract to Ronnys Inc. in the amount of $897,201.03 and approved a ten percent contingency. Construction began in early 2024 and was completed in accordance with project plans and specifications.
Discussion:
Construction of Shaunessy Village Park has been completed and the project is ready for formal acceptance. The park provides a combination of active and passive recreation amenities that serve a wide range of users while also incorporating the functional requirements of the basin area.
During construction, five change orders were issued to address site conditions, material adjustments, and project enhancements. These included surfacing modifications to replace pea gravel with decomposed granite and cobble stone to improve safety and reduce maintenance, installation of a new shade structure over the picnic area and playground, a park sign, and cost adjustments related to project delays and material escalation.
• Change Order No. 1: Surfacing modifications, utility adjustments, and water service improvements to improve safety, functionality, and constructability: $52,658.09 • Change Order No. 2: Installation of an additional shade structure over the picnic area to enhance usability and provide necessary shade coverage: $89,800.00 • Change Order No. 3: Cost adjustments associated with project delay and escalation in labor, materials, and equipment: $48,068.73
• Change Order No. 4: Costs associated with the purchase and installation of a marquee park sign: $11,000
• Change Order 5: Costs associated to the addition of an integrated shade umbrella for the playground structure: $15,095.08
The total cost of change orders is $216,621.90, resulting in an adjusted construction contract amount of $1,113,822.93.
54 The project was completed within the available project budget and provides a high-quality neighborhood park that expands recreational opportunities and improves service coverage in the area.
Fiscal Impact:
The Shaunessy Village Park project is funded through development impact fees associated with the subdivision. The total construction cost, including change orders, is $1,113,822.93, and is within the approved project budget of $1,232,993 in the Park Development Fund.
Reviewed by:
_________________________ ___________________________
Soknirorn Than, City Manager Minerva Moreno, Finance Director Attachments:
1. Resolution
2. Notice of Completion
3. Site Photos
55 THIS PAGE IS INTENTIONALLY LEFT BLANK
56 RESOLUTION NO. ____
A RESOLUTION OF THE CITY COUNCIL OF
LOS BANOS ACCEPTING THE
CONSTRUCTION OF SHAUNESSY VILLAGE
PARK AS COMPLETE AND AUTHORIZING
THE FILING OF A NOTICE OF COMPLETION
WITH THE MERCED COUNTY RECORDER
WHEREAS, the City of Los Banos advertised and received competitive bids for the construction of Shaunessy Village Park located at 1408 De Anza Way; and WHEREAS, the City Council awarded the construction contract to Ronnys Inc. in the amount of $897,201.03 and approved a ten percent contingency for the construction of Shaunessy Village Park; and
WHEREAS, the established budget for the project is $1,232,993 in the Shaunessy Park Development Fees Fund; and
WHEREAS, the project included development of a neighborhood park with amenities including a playground, shade structure, picnic areas, walking paths, landscaping, fencing, and associated site improvements; and WHEREAS, 5 change orders were issued during construction to address field conditions, material adjustments, and additional improvements, including surfacing modifications and installation of additional shade structures, resulting in a total adjusted contract amount of $1,113,822.93; 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 Shaunessy Village Park as complete; authorize the City Manager to file a Notice of Completion with the Merced County Recorder within ten (10) days after acceptance; approve the balancing change order in the amount of $126,901.90; and authorize the Public Works Director 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 20th day of May 2026, by Council Member ____________, who moved its adoption, which motion was duly seconded by Council Member ____________, and the Resolution adopted by the following vote:
57 AYES:
NOES:
ABSENT:
APPROVED:
__________________________
Michael S. Amabile, Mayor
ATTEST:
___________________________
Lucille L. Mallonee, City Clerk
58 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 May 20, 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 Ronnys 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:
1408 De Anza Way Los Banos, CA 93635 “Construction of Shaunessy Village Park” Demolition and site preparation; paving and hardscape; playground area with drain sump; installation of playground area surfacing; site furnishing installation (including playground equipment, drinking fountain, benches, etc.); landscape and irrigation improvements; and other site work.
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
59 THIS PAGE IS INTENTIONALLY LEFT BLANK
60 Site Photos: Shaunessy Village Park Construction
61 THIS PAGE IS INTENTIONALLY LEFT BLANK
62 Agenda Staff Report
TO: Mayor & City Council Members
FROM: Soknirorn Than, City Manager
DATE: May 20, 2026
TYPE OF REPORT: Consent Agenda
SUBJECT: Designation of Acting City Manager – Minerva Moreno, Finance Director ______________________________________________________________________ Recommendation:
Adopt a resolution approving the designation of the Director of Finance, Minerva (Minnie) Moreno, to serve as Acting City Manager during periods of temporary absence or disability of the City Manager, consistent with Section 2‑3.106 of the City Code.
Discussion:
Section 2-3.106 of the City Code authorizes the City Manager, subject to City Council approval, to appoint one of the City’s officers or department heads to serve as Acting City Manager during any temporary absence or disability. This provision ensures continuity of executive leadership and uninterrupted municipal operations.
Designating an Acting City Manager in advance is a widely recognized best practice in municipal governance and emergency management. This practice ensures continuity of leadership, preserves operational stability, and supports the City’s ability to respond effectively during unforeseen circumstances.
The City plays a critical role in maintaining essential public services, particularly during emergencies such as natural disasters, public health incidents, infrastructure failures, or other events requiring prompt executive decision making. In these situations, delays or uncertainty regarding executive authority can hinder the City’s response, disrupt coordination with partner agencies, and affect public confidence. 63 ITEM 8G
Additionally, advance designation promotes organizational stability by assuring employees, residents, and external stakeholders that City leadership functions remain intact regardless of temporary staffing disruptions. It allows the designated Acting City Manager to be familiar with expectations and responsibilities before an emergency occurs, strengthening overall preparedness.
At this time, we propose to appoint Minerva (Minnie) Moreno, Finance Director, as Acting City Manager. She is recommended for this appointment due to:
1. Her broad organizational knowledge of City operations and policies
2. Her direct oversight of fiscal management, budgeting, and internal controls
3. Her regular interaction with all City departments and external agencies
4. Her experience supporting City Council actions and executive decision making Fiscal Impact:
None.
Reviewed by:
_______________________________
Soknirorn Than, City Manager
64 RESOLUTION NO. ____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF LOS BANOS APPROVING THE DESIGNATION OF
MINERVA (MINNIE) MORENO AS ACTING CITY
MANAGER DURING PERIODS OF TEMPORARY
ABSENCE OR DISABILITY OF THE CITY MANAGER
WHEREAS, Section 2‑3.106 of the Los Banos Municipal Code authorizes the City Manager, subject to approval of the City Council, to appoint one of the City’s officers or department heads to serve as Acting City Manager during any temporary absence or disability; and
WHEREAS, The City Council recognizes the importance of advance planning to ensure continuity of government, uninterrupted delivery of essential public services, and clear executive authority during periods of temporary leadership absence or emergency conditions; and
WHEREAS, Best practices in municipal governance and emergency management recommend the pre‑designation of executive succession to avoid disruption in operations and to support effective decision making during emergencies; and
WHEREAS, The Director of Finance, Minerva (Minnie) Moreno, possesses the professional qualifications, institutional knowledge, and executive experience necessary to perform the duties of the Acting City Manager on a temporary basis; and
WHEREAS, Minerva (Minnie) Moreno desires to accept this appointment.
NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Los Banos hereby ratifies the City Manager’s selection and appointment of Minerva (Minnie) Moreno as Acting City Manager pursuant to the City Manager's appointing power under Los Banos Municipal Code Section 2-3.106.
The foregoing Resolution was introduced at a regular meeting of the City Council of the City of Los Banos held on the 20th day of May, 2026, by Council Member __________ who moved its adoption, which motion was duly seconded by Council Member __________ and the Resolution adopted by the following vote:
65 AYES:
NOES:
ABSENT:
APPROVED:
__________________________
Michael S. Amabile, Mayor
ATTEST:
___________________________
Lucille L. Mallonee, City Clerk
66 Agenda Staff Report
TO: Mayor Amabile & City Council Members
FROM: William Via, Jr., Public Works Director
DATE: May 20, 2026
TYPE OF REPORT: Consent Agenda
SUBJECT: Authorizing Award of Construction Contract to Rolfe Construction, Inc. in the amount of $1,584,994.00 with a 15% Contingency in the amount of $237,750.00 for the FY 2026 Street Rehabilitation Project _____________________________________________________________________ Recommendation:
That the City Council adopts the Resolution awarding the FY 2026 Street Rehabilitation project contract to Rolfe Construction, Inc. and authorize the Public Works Director to execute the Construction Contract Agreement in the amount of $1,584,994.00. Staff is requesting a 15% contingency of $237,750.00.
Background:
The Street Services staff of the Public Works Department maintains a computer software program (StreetSaver) for its pavement management system. Recently, the City participated with Merced County and the other local jurisdictions of MCAG in hiring a consultant to perform a computerized laser study (Study) which analyzed the pavement conditions for each jurisdiction in Merced County. The results of the Study produced a present-day Pavement Condition Index (PCI) of every street in the County. Every street in Los Banos was analyzed in 2023. PCI is a compiling of distress factors which gives a street a numerical rating from 0 to 100. A brand-new street with a properly designed structural section would receive a PCI rating of 100. The factors which inevitably create distresses to lower the PCI are age of the street, load, weather, and reopening the street to add or repair underground utilities. The ability to perform maintenance treatment activities is the other factor of a street PCI. The Study results were downloaded into the City’s pavement management system software. A review of the data currently maintained by the staff in Street Services and the results of the Study confirmed the streets presently 67 ITEM 8H
programmed into the City’s Capital Improvement Plan for pavement rehabilitation work.
The PCI of each street creates an overall Network PCI for the City’s Street Infrastructure.
Measure V is enabling the City to accelerate street rehabilitation activities. An infrastructure with adequate rehabilitation funding can maximize the life cycle of a street which helps maintain an acceptable overall PCI of the City’s infrastructure. The higher the PCI the better the ride quality the community will experience.
Discussion:
The City’s Capital Improvement Plan includes the rehabilitation of several segments of streets identified in its pavement management system. The FY 2026 Street Rehabilitations are the first phase of streets identified on the rehabilitation schedule.
FY 2026 Street Rehabilitations – Phase I
South Fallbrook Dr from Snowgoose Dr to San Luis St – PCI 7 South Rockcreek Dr from South Creekside Dr to Snowgoose Dr – PCI 0 Cool Springs Ct from South Creekside Dr to end – PCI 18 Sun Stream Ct from Snowgoose Dr to end – PCI 4
Riverbrook Ct from South Creekside to end – PCI 2
West I St from Pacheco Blvd to Arizona Ave – PCI 20
Staff enlisted the services of one of our consultants, Gouveia Engineering, Inc., to design the project in the fall of 2025. Gouveia Engineering and Public Works staff walked each street on the list outlining the proposed treatments for each street. This also includes any ADA curb ramp upgrades. Once the design was ready, staff released the project for advertisement on Wednesday, April 8, 2026. The bid opening was held on Wednesday, May 6, 2026. The Public Works Department, through the office of the City Clerk, received six (6) bids from the following contractors:
Rolfe Construction, Inc. Atwater $1,584,994.00
Terra West Construction, Inc. Clovis $1,653,279.15
United Pavement Maintenance, Inc. Hughson $1,661,942.48 Cal Valley Construction Fresno $1,799,925.55
Hensley’s Paving & General Eng. Inc. Hickman $1,902,959.74 George Reed, Inc. Modesto $2,180,072.35
Staff reviewed each of the bid proposals for completeness. Rolfe Construction, Inc. has provided the lowest responsive and responsible bid for the project. Staff is recommending Rolfe Construction, Inc. be awarded the contract for the construction of the FY 2026 Street Rehabilitations. Staff is recommending a contingency of fifteen percent (15%). This contingency is higher than our typical 10% contingency because many of the street segments identified here has thin asphalt structural sections. In the past, street sections like these require additional subbase treatment to prevent future soil pumping (as a result of wet clay layer underneath the subbase). However, the extend of these types of treatment can only be accurately determine after the road section has been removed.
Additionally, staff intends to add a portion of Pine Street from Iowa Avenue to just west of 68 Maryland Avenue. This section of Pine Street has rapidly deteriorated during the winter of 2025/2026 thus needing immediate attention. As we will be performing work one block away, on I Street, this presents an opportunity for us to make this repair as part of the project and take advantage of the favorable bid pricing. The administration of this contract, including the 15% contingency, is to be performed by the Public Works Director.
Environmental Analysis:
Pursuant to the California Environmental Quality Act (CEQA) and the City of Los Banos Environmental Quality Guidelines, an Initial Study was prepared to identify and assess potential environmental impacts as a result of this project. Through the Initial Study, staff determined that the project would not result in any significant adverse effects and the project can be categorically exempt pursuant to Section 15301(c), Existing Facilities. The project involves the rehabilitation of existing streets that do not create additional automobile lanes.
Fiscal Impact:
Funds for this project have been programmed from the Measure V account 214-430-210- 715 and the Streets (SB1) account 100-431-210-715 in the 2025-2026 (FY26) fiscal year budget.
Reviewed by:
___________________________ ____________________________ Nirorn Than, P.E., City Manager Minerva Moreno, Finance Director Attachments:
1. Resolution
2. Bid Opening Sheet
3. Public Notice
4. Contract Agreement
5. Signed Plan Sheet
69 THIS PAGE IS INTENTIONALLY LEFT BLANK
70 RESOLUTION NO. ____
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LOS BANOS AUTHORIZING AWARD OF
CONSTRUCTION CONTRACT TO ROLFE
CONSTRUCTION, INC. IN THE AMOUNT OF
$1,584,994.00 WITH A 15% CONTINGENCY IN
THE AMOUNT $237,750.00 FOR FY 2026 STREET
REHABILITATION PHASE I PROJECT
WHEREAS, the City of Los Banos Public Works Department received competitive bids on May 6, 2026 for the purpose of constructing the FY 2026 Street Rehabilitation Phase 1 project in the City of Los Banos; and
WHEREAS, the Public Works Department has determined, after receiving competitive bids, that Rolfe Construction, Inc. provided the lowest responsive and responsible bid in the amount of $1,584,994.00; and
WHEREAS, the Public Works Department requests the City Council authorize a 15% contingency in the amount of $237,750.00; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and the City of Los Banos Environmental Quality Guidelines the FY 2026 Street Rehabilitations project was adequately evaluated and determined to be categorically exempt pursuant to Section 15301(c), Existing Facilities; and
WHEREAS, the Public Works Department requests the City Council authorize the Public Works Director to execute the Construction Contract Agreement with Rolfe Construction, Inc. and authorize the Public Works Director to administer the Construction Contract including the 15% contingency.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Los Banos does hereby:
1. Accept and award the construction bid of Rolfe Construction, Inc. in the amount of $1,584,994.00 with a 15% contingency in the amount of $237,750.00, for a not-to-exceed total of $1,822,744; and
2. Authorize the Public Works Director to execute and administer the Construction Contract Agreement, including any change orders up to the not-to-exceed amount.
The foregoing Resolution was introduced at a regular meeting of the City Council of the City of Los Banos held on the 20th day of May 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
71 THIS PAGE IS INTENTIONALLY LEFT BLANK
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78 Agenda Staff Report
TO: Mayor Amabile & City Council Members
FROM: William Via, Public Works Director
DATE: May 20, 2026
TYPE OF REPORT: Consent Item
SUBJECT: Notice of Award for the Construction of the Water Meter Replacement Project and Authorization for the City Manager to Execute an Agreement with the Ensure Utility Inc. dba Phoenix Water Solutions
_____________________________________________________________________ Recommendation:
Staff recommends that the City Council adopt a Resolution:
1. Awarding the Water Meter Replacement Project to the lowest responsive and responsible bidder, Ensure Utility Inc. dba Phoenix Water Solutions, in the amount of $35,270.00 with a 15% contingency ($5,290.50), and authorizing the City Manager to execute the Agreement and issue the Notice of Award; and
2. Authorizing the Public Works Director to administer the contract, approve change orders up to the authorized contingency amount, and oversee project completion in accordance with the contract documents.
Background:
The City’s existing water meter inventory includes a mixture of older meters and endpoints that have reached the end of their useful life or are no longer compatible with the City’s automated reading system. Replacing these meters will improve meter accuracy, ensure consistent data collection, and enhance customer service through more reliable billing and leak detection.
79 ITEM 8I
The City has been actively working on identifying and replacing water meters and endpoints under 1 inch. The Water Meter Replacement Project will replace meters and their endpoints between 1 inch and 8 inches, for a total of 40 water meters.
The major work consists of replacing commercial and landscape water meters in various locations within the City. The Contractor will be responsible for:
• Replacing City-furnished water meters, as necessary;
• Replacing City-furnished endpoints;
• Coordinating with residents and business owners for shut-offs and connections.
The time for completion is Thirty (30) working days.
The City will supply all meters and transmitters, and the contractor will perform all necessary field installations and connections.
Door hangers and public notifications will be distributed 48 hours before any work, as required under Section 21 of the specifications. Services interruption is limited to a maximum of 4 hours.
Discussion:
Staff enlisted the services of Provost and Pritchard Engineering to design and prepare the project bid documents. The City received four bids for the Water Meter Replacements Project, which were publicly opened on April 16, 2026.
Bidder Location Bid Amount
Living Water Industries LLC dba Living Water
Drilling Merced, CA $41,800.00
Ensure Utility Inc. dba Phoenix Water Solutions Phoenix, Az $35,270.00 Mid Cal Pipeline & Utilities, Inc. Merced, Ca $49,400.00 Lawrence Backhoe Service, Inc. Atwater, Ca $52,560.00
Ensure Utility Inc. dba Phoenix Water Solutions was determined to be the lowest responsive and responsible bidder.
Staff recommends including a 15% contingency ($5,290.50) to address unforeseen field conditions that may arise during construction. In addition, staff recommends allocating $30,500 for construction support services provided by Provost and Pritchard Engineering.
Construction is anticipated to begin in Spring 2026 and be completed by June 2026.
Fiscal Impact:
The project is budgeted for in the Water Enterprise Fund (501-461-100-231). 80 The total project cost is estimated as follows:
• Total Estimated Project Cost: $71,060.50
o Base Construction Contract: $35,270.00
o 15% Contingency: $5,290.50
o Construction Support (Provost and Pritchard Engineering): $30,500.00 Reviewed by:
Soknirorn Than, City Manager Minerva Moreno, Finance Director Attachments:
1. Resolution
2. Bid Opening Sheet
3. Public Notice
4. Contract Agreement
81 THIS PAGE IS INTENTIONALLY LEFT BLANK
82 RESOLUTION NO. ____
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF LOS BANOS AWARDING THE
CONSTRUCTION CONTRACT FOR THE
WATER METER REPLACEMENT PROJECT
TO ENSURE UTILITY dba PHOENIX WATER
SOLUTIONS AND AUTHORIZING THE CITY
MANAGER TO EXECUTE THE AGREEMENT
AND ISSUE THE NOTICE OF AWARD
WHEREAS, the City of Los Banos (“City”) has identified that the existing water meter inventory includes a mixture of older meters and endpoints that have reached the end of their useful life or are no longer compatible with the City’s automated reading system; and
WHEREAS, replacing meters will improve meter accuracy, ensure consistent data collection, and enhance customer service through more reliable billing and leak detection; and
WHEREAS, the City has been actively working on replacing 1 inch water meters and smaller; and
WHEREAS, the City has developed the Water Meter Replacement Project to replace City-furnished water meters and endpoints larger than 1 inch; and WHEREAS, the City duly advertised the project for competitive public bidding in accordance with California Public Contract Code requirements; and WHEREAS, on April 16, 2026, the City publicly opened and read all bids received for the project, and staff subsequently reviewed each submission for responsiveness and responsibility; and
WHEREAS, Ensure Utility dba Phoenix Water Solutions submitted the lowest responsive and responsible bid in the amount of $35,270.00; and WHEREAS, the Public Works Department requests the City Council authorize a 15% contingency in the amount of $5,290.50.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Los Banos does hereby;
1. Award the construction contract for the Water Meter Replacement Project to Ensure Utility dba Phoenix Water Solutions in the amount of $35,270.00 and a 15% contingency in the amount of $5,290.00, for a total not-to-exceed amount of $40,560.00; and
83 2. Authorizes the City Manager to execute the construction agreement on behalf of the City; and
3. Issue the Notice of Award; and
4. Take all necessary actions to implement the project in accordance with the approved plans and specifications to ensure the successful completion of the project.
The foregoing Resolution was introduced at a regular meeting of the City Council of the City of Los Banos held on the 20th day of May 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
84 85
THIS PAGE IS INTENTIONALLY LEFT BLANK
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* 91
THIS PAGE IS INTENTIONALLY LEFT BLANK
92 Agenda Staff Report
TO: Mayor Amabile & City Council Members
FROM: William Via, Public Works Director
DATE: May 20, 2026
TYPE OF REPORT: Consent Item
SUBJECT: Accepting Public Improvements at Stonecreek - The Villages V Phase 3, Unit 4.
_____________________________________________________________________ Recommendation:
That the City Council adopts the Resolution accepting Public Improvements 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.
In August 2023, the Final Map was submitted, 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 between Anderson Homes and the City of Los Banos, with Merced County by Resolution No. 7025 on December 3, 2025. In February 2026, the developer contacted Public Works for the approval of Improvement Plans 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 93 ITEM 8J
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 to request acceptance of Public Improvements for 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 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:
Soknirorn Than, City Manager Minerva Moreno, Finance Department 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
94 RESOLUTION NO. ____
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF LOS BANOS ACCEPTING PUBLIC
IMPROVEMENTS FOR DOVE HOLLOW 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 The Villages V Phase 3, Unit 4 that public Improvements 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 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 Dove Hollow 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 20th day of May, 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
95 THIS PAGE IS INTENTIONALLY LEFT BLANK
96 Site Map: Villages V Phase 3, Unit 4
97 THIS PAGE IS INTENTIONALLY LEFT BLANK
98
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132
Agenda Staff Report
TO: Mayor Amabile & City Council Members
FROM: William Via, Public Works Director
DATE: May 20, 2026
TYPE OF REPORT: Consent Item
SUBJECT: Accepting Public Improvements for Southpointe at Regency Park Phase 11B
_____________________________________________________________________ Recommendation:
That the City Council adopts the Resolution accepting Public Improvements for Southpointe at Regency Park Phase 11B.
Background:
The Tentative Tract Map No. 2015-01 was approved by the City of Los Banos Planning Commission on May 11, 2016 by Resolution No. 2016-13. In November 2022, the developer contacted Public Works for the approval of Improvement Plans for Southpointe at Regency Park Phase 11. In October 2023, the Public Works staff was contacted by Stonefield Home, Inc., a California Corporation, for Final Map approval on Southpointe at Regency Park Phase 11. The Improvement Plans were reviewed and approved by the City’s Consulting Professional Engineering Firm as well as the Los Banos City Engineer.
In January 2025, a Stonefield Home, Inc. Representative contacted the Public Works Department with an updated Final Map; Southpointe Phase 11B, separating the original Phase 11 into three phases. Southpointe at Regency Park Phase 11B final map consisted of a total of 60 single family residential lots on 9.03+ acres and was in substantial compliance with Tentative Subdivision Map No. 2015-01. The map was approved by the City’s consulting firm in February 2025. The Final Map was approved by City Council on 133
ITEM 8K
March 19, 2025. On April 2, 2025 the Final Map recorded along with a Development Agreement drafted between Stonefield Home, Inc. and the City of Los Banos with Merced County by Resolution No. 6902.
During construction and upon completion, the site was inspected by the City. In March 2026, the developer contacted the Public Works Staff to request acceptance of Public Improvements for Southpointe at Regency Park Phase 11B. On-site improvements for the boundaries set forth in the Southpointe at Regency Park Phase 11B final map were deemed substantially complete by the City and included the adjacent off-site landscaping for both ,the deferred improvement from Phase 11A and off-site landscaping in Phase 11B.
Discussion:
The subject is generally located within the area bounded by Northpointe at Regency Park Subdivision to the north, Place Road to the west, Mission Estates and Verona Subdivisions to the south. The applicant is Stonefield Home, Inc., a California Corporation. The Final Map is in substantial compliance with Tentative Subdivision Map No. 2015-01 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 Southpointe at Regency Park Phase 11B have been completed by the Developer. A Maintenance Bond in the amount of $45,795.06 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:
Soknirorn Than, City Manager Minerva Moreno, Finance Department Attachments:
1. Resolution
2. Site Map
3. Recorded Final Map
4. Recorded Subdivision Improvement Agreement
Exhibit A Original Engineers Estimate
Exhibit B Conditions of Approval
134
RESOLUTION NO. ____
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LOS BANOS ACCEPTING PUBLIC
IMPROVEMENTS FOR SOUTHPOINTE AT
REGENCY PARK PHASE 11B
WHEREAS, the City Council of the City of Los Banos has received a request from the developers of Southpointe at Regency Park Phase 11B that public Improvements for Southpointe at Regency Park Phase 11B 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 Southpointe at Regency Park Phase 11B 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 Southpointe at Regency Park Phase 11B as presented.
The foregoing Resolution was introduced at a regular meeting of the City Council of the City of Los Banos held on the 20th day of May, 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
135
THIS PAGE IS INTENTIONALLY LEFT BLANK
136
Site Map: Southpointe Phase 11B
137
THIS PAGE IS INTENTIONALLY LEFT BLANK
138
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THIS PAGE IS INTENTIONALLY LEFT BLANK
170
Agenda Staff Report
TO: Mayor & City Council Members
FROM: William Via, Public Works Director
DATE: May 20, 2026
TYPE OF REPORT: Consent Item
SUBJECT: Accepting Public Improvements for Southpointe at Regency Park Phase 11C
_____________________________________________________________________ Recommendation:
That the City Council adopts the Resolution accepting Public Improvements for Southpointe at Regency Park Phase 11C.
Background:
The Tentative Tract Map No. 2015-01 was approved by the City of Los Banos Planning Commission on May 11, 2016 by Resolution No. 2016-13. In October 2023, the Public Works staff was contacted by, Stonefield Home, Inc., a California Corporation, for Final Map approval on Southpointe at Regency Park Phase 11. In November 2022, the developer contacted Public Works for the approval of Improvement Plans for Southpointe at Regency Park Phase 11. The Improvement Plans were reviewed and approved by the City’s Consulting Professional Engineering Firm as well as the Los Banos City Engineer.
In January 2025, a Stonefield Home, Inc. Representative contacted the Public Works Department with an updated Final Map; Southpointe Phase 11C, separating the original Phase 11 into three phases. Southpointe at Regency Park Phase 11C final map consisted of a total of 10 single family residential lots on 5.05+ acres and was in substantial compliance with Tentative Subdivision Map No. 2015-01. The map was approved by the City’s consulting firm in February 2025. The Final Map was approved by the City of Los Banos City Council on March 19, 2025. On April 2, 2025 the Final Map recorded along 171
ITEM 8L
with a Development Agreement drafted between Stonefield Home, Inc. and the City of Los Banos with Merced County by Resolution No. 6903.
During construction and upon completion, the site was inspected by the City. In March 2026, the developer contacted the Public Works Staff to request acceptance of Public Improvements for Southpointe at Regency Park Phase 11C. On-site improvements for the boundaries set forth in the Southpointe at Regency Park Phase 11C final map were deemed substantially complete by the City.
Discussion:
The subject is generally located within the area bounded by Northpointe at Regency Park Subdivision to the north, Place Road to the west, Mission Estates and Verona Subdivisions to the south. The applicant is Stonefield Home, Inc., a California Corporation. The Final Map is in substantial compliance with Tentative Subdivision Map No. 2015-01 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 Southpointe at Regency Park Phase 11C have been completed by the Developer. A Maintenance Bond in the amount of $60,634.99 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:
Soknirorn Than, City Manager Minerva Moreno, Finance Department Attachments:
Resolution
Site Map
Recorded Final Map
Recorded Subdivision Improvement Agreement
Exhibit A Original Engineers Estimate
Exhibit B Conditions of Approval
172
RESOLUTION NO. ____
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LOS BANOS ACCEPTING PUBLIC
IMPROVEMENTS FOR SOUTHPOINTE AT
REGENCY PARK PHASE 11C
WHEREAS, the City Council of the City of Los Banos has received a request from the developers of Southpointe at Regency Park Phase 11C that public Improvements 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 Southpointe at Regency Park Phase 11C 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 Southpointe at Regency Park Phase 11C as presented.
The foregoing Resolution was introduced at a regular meeting of the City Council of the City of Los Banos held on the 20th day of May, 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
173
THIS PAGE IS INTENTIONALLY LEFT BLANK
174
Site Map: Southpointe Phase 11C
175
THIS PAGE IS INTENTIONALLY LEFT BLANK
176
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Agenda Staff Report
TO: Mayor Amabile & City Council Members
FROM: William Via, Public Works Director
DATE: May 20, 2026
TYPE OF REPORT: Consent Item
SUBJECT: Final Map No. 2015-02 Northpointe at Regency Park Phase 1 Final Map _____________________________________________________________________ Recommendation:
That the City Council adopts the Resolution approving Final Map No. 2015-02 Northpointe at Regency Park Phase 1 Final Map and accompanying Subdivision Improvement Agreement.
Background:
The Tentative Tract Map No. 2015-02 was approved by the City of Los Banos Planning Commission on October 19, 2022 by Resolution No. 2025-33. In February 2026, the Public Works staff was contacted by, Stonefield Home, Inc., a California Corporation, for Final Map approval. The Final Map has been reviewed and found complete by the City’s consulting firm.
Discussion:
The subject is generally located within the area bounded by the remaining phases of future Northpointe at Regency Park to North, Place Road to the West, Ward Road to the East, and Southpointe at Regency Park to the South, more specifically identified as Assessor Parcel Number 424-120-038, 424-120-039 and 424-120-040. The applicant is Stonefield Home, Inc., a California Corporation. The map consists of a total of 37 single family residential lots on approximately 4.95+ acres along with Lot D and a portion of streets on approximately 0.61+ acres. This Final Map is in substantial compliance with Tentative Subdivision Map No. 2015-02.
209
ITEM 8M
Fiscal Impact:
Financial Security as required by the Subdivision Improvement, the Subdivision Map Act and Los Banos Municipal Code has been deposited with the City. All required processing, development, plan check and inspection fees to date have been paid.
Reviewed by:
Soknirorn Than, City Manager Minerva Moreno, Finance Director Attachments:
Resolution
Exhibit A Legal Description
Exhibit B Final Map
Site Map
Subdivision Improvement Agreement
Exhibit A Original Cost Estimate
Exhibit B Revised Cost Estimate
Exhibit C Conditions of Approval
Vesting Tentative Map
210
RESOLUTION NO. ____
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LOS BANOS APPROVING AND ADOPTING
FINAL TRACT MAP NO. 2015-02 NORTHPOINTE AT
REGENCY PARK PHASE 1 AND ACCOMPANYING
SUBDIVISION IMPROVEMENT AGREEMENT
WHEREAS, there has been submitted to the City Council of the City of Los Banos Tract Map No. 2015-02 Northpointe at Regency Park Phase 1 Final Map and accompanying Subdivision Improvement Agreement: and
WHEREAS, the single-family residential subdivision consists of 37 single family residential lots on approximately 4.95+ acres along with Lot D and a portion of streets on approximately 0.61+ acres; and
WHEREAS, the Public Works Director/City Engineer has approved the Final Map, the plan check and inspection fees have been paid in full, and said Final Tract Map has been submitted to the City Council of the City of Los Banos for approval.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Los Banos that it does hereby approve and adopt Final Tract Map No. 2015-02 Northpointe at Regency Park Phase 1for the real property described in Exhibit “A”, shown in Exhibit “B” and authorize recording based upon the following findings:
1. Final Map is in substantial compliance with Tentative Map No. 2015-02.
2. Financial Security as required by the Subdivision Improvement, the Subdivision Map Act and Los Banos Municipal Code has been deposited with the City.
3. All required processing, development, plan check, and inspection fees to date have been paid.
The foregoing Resolution was introduced at a regular meeting of the City Council of the City of Los Banos held on the 20th day of May, 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
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Site Map: Northpointe Phase 1
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Recording Requested By:
City of Los Banos
And When Recorded Mail to:
Lucille L. Mallonee, City Clerk
City of Los Banos
520 J Street
Los Banos CA 93635 Space above this line for Recorder’s use.
SUBDIVISION IMPROVEMENT AGREEMENT
THIS AGREEMENT made this 20th day of May 2026, between Stonefield Home, Inc., a California Corporation, Parties of the First Part, hereinafter designated and called "DEVELOPER(S)", and the CITY OF LOS BANOS, a municipal corporation, the Parties of the Second Part, hereinafter designated and called "CITY".
WHEREAS, the DEVELOPER(S) have presented to the CITY a certain Final Map located within the corporate limits of the CITY, and known and described as Northpointe at Regency Park Phase 1, comprised of 37 single family residential lots on approximately 4.95+ acres along with Lot D and a portion of streets on approximately 0.61+ acres, a copy of which is on file at the City of Los Banos Planning Department and made a part of this AGREEMENT by reference, and said DEVELOPER(S) have requested the CITY to accept the dedications delineated and shown on said Final Map in order that the same may be recorded as required by law; and, WHEREAS, the CITY requires a condition precedent to the acceptance and approval of said Final Map, the dedication of said easements as are delineated and shown on said Final Map, and deems the same as necessary for public use, and requires and deems as necessary for the public use that any and all street improvements delineated and shown thereon shall be improved by the construction thereon and the installation therein of the improvements hereinafter specified in Paragraph One herein; and,
WHEREAS, certain sections of the Los Banos Municipal Code require the DEVELOPER(S) to enter into this AGREEMENT with the CITY whereby DEVELOPER(S) agree to do, perform, and complete the works and matters hereinafter in this AGREEMENT mentioned and set forth in details, within the time hereinafter mentioned, in consideration of the acceptance of the offers of dedication by the CITY; and, WHEREAS, the City Council of the City of Los Banos has found said Final Map by Resolution No. ________ to be in substantial compliance with the designs and Conditions of Approval of Vesting Tentative Tract Map #2015-02
NOW, THEREFORE, in consideration of the acceptance of the offers of dedication of easements, and facilities as shown and delineated on said Final Map, and the approval of said Final Map for filing and recording as provided and required by law, it is mutually agreed and understood by and between DEVELOPER(S) and CITY as follows:
SUBDIVISION AGREEMENT
1. That the CITY has fixed and does fix the time within which DEVELOPER(S) shall do and perform the work and improvements hereinafter specified and at such time during this period as 221
Subdivision Improvement Agreement 2 FM #2015-02
Northpointe at Regency Park, Phase 1
designated by the Public Works Director/City Engineer of the CITY, but no later than the 15th day of November 2025 with the said provision that this time may be extended by consent of the City Council, and that the DEVELOPER(S) will, within the period of time stated herein above in this paragraph stated and fixed, do or cause to be done and performed, the following described work and improvements,(as detailed in attached Exhibits A & B) all at their own cost and expense, to the satisfaction of the Public Works Director/City Engineer in accord with the approved subdivision improvement plans and existing City Policies and adopted Standards, including all costs of inspection, to-wit;
IMPROVEMENTS:
1. SITE PREPARATION $ 30,830.00
2. WATER $ 25,540.00
3. CONCRETE $ 61,551.00
2. PAVEMENT $ 34,249.50
3. MICELLANEOUS $ 38,000.00
TOTAL IN-TRACT SUBTOTAL $ 190,170.50
CONTINGENCIES AT 10% $ 19,017.05
TOTAL $ 209,187.55
REMAINING IMPROVEMENTS:
1. WATER $ 20,975.00
3. CONCRETE $ 23,235.00
3. MISCELLANEOUS $ 10,700.00
TOTAL IN-TRACT SUBTOTAL $ 54,910.00
CONTINGENCIES AT 10% $ 5,491.00
TOTAL $ 60,401.00
3. The DEVELOPER(S) shall furnish bonding or other forms of security for the estimated cost of the remaining improvements, agreed to by the CITY for Performance at 100%, $60,401.00 and Labor and Materials at 50%, $30,200.50 and prior to the release of other security, for Warranty and Guarantee of total improvements at 10% in the amount of $20,918.75. In addition, the DEVELOPER(S) shall provide a bond or other form of security in the amount of $3,500.00 for survey monuments, per §66496 of the Government Code.
4. The DEVELOPER(S) agrees to pay the following fees at the time of signing the AGREEMENT less any amount previously paid.
222
Subdivision Improvement Agreement 3 FM #2015-02
Northpointe at Regency Park, Phase 1
ENGINEERING AND INSPECTION
5% of Approved Engineer’s estimate of $209,187.55 $ 10,459.38 Less: Deposit for Plan Check (Check# 35221) $ 10,459.38
TOTAL $ 0.00
5. In accordance with adopted City Policy, security funds may be released for each category of improvements, as per Engineer’s cost estimates for $209,187.55 (attached as Exhibit “A”), as approved by Public Works Director/City Engineer and accepted by the City Council.
6. The DEVELOPER(S) shall install improvements in accordance with the requirements of the City of Los Banos Municipal Code, the Standard Specifications of the City of Los Banos, the approved Subdivision Improvements and Grading Plans and the Conditions of Approval of Vesting Tentative Tract Map 2015-02 Northpointe at Regency Park Phase 1. All public improvements and utilities must be installed prior to occupancy of units.
7. In the event that the DEVELOPER(S) shall damage, destroy, or tear up any existing improvements, DEVELOPER(S) agree to repair or replace such destroyed or damaged improvements at their cost whenever such damage shall occur.
8. Street lights shall be furnished and installed by the DEVELOPER(S). It is solely the DEVELOPER(S) responsibility to coordinate the installation of street lights with the Pacific Gas and Electric Company and pay any and all fees necessary for their installation. At the time of acceptance, the street lights, including conductors to utility owner splice boxes, shall become the property of the CITY.
9. Any improvements not shown on the approved Improvement Plans which are to be dedicated to the CITY or which are to be placed within the proposed City right-of-way, including mailboxes, private and utility works, shall not be constructed without written approval from the CITY. It shall be the DEVELOPER(S) responsibility to ensure that mailboxes for use by the U.S.
Postal Service are available for residents at the time of occupancy; installation to be per plans approved by the Postmaster and the CITY.
10. All earthwork and construction shall meet the requirements and recommendations of the Soils Report, the Amended Soils Report for the Project and the adopted Improvement Standards and Specifications of the City. The DEVELOPER(S) shall, at their expense, provide a Soils Engineer whose responsibility includes the professional inspection and approval concerning the preparation of ground to receive fills, excavation and backfill operations, stability of all finished slopes, and testing for required compaction. Prior to the issuance of structural permits and prior to occupancy release, the Soils Engineer shall certify, in writing, that all earthwork including trench backfill meets the requirements and recommendations of the Soils Report and the adopted Improvement Standards and Specifications of the City.
223
Subdivision Improvement Agreement 4 FM #2015-02
Northpointe at Regency Park, Phase 1
11. Neither the CITY nor any of its officers or agents shall be liable to DEVELOPER(S) or their contractors for any error or omission arising out of or in connection with any work to be performed under this AGREEMENT. During the progress of the work, if it becomes necessary to modify the design because of errors or omissions on the plans or unforeseen conditions which render a portion of the project inoperable, unsafe, or prohibits a part of the project from performing satisfactorily in the opinion of the CITY, the plans shall be modified in accordance with the recommendations of the CITY. The DEVELOPER(S) shall be responsible for all costs incurred in revising the plans and performing the work in accordance with the modified plans.
12. The Improvement Plans may be modified upon approval by the CITY at no cost to the CITY.
13. The CITY shall not be liable to the DEVELOPER(S) or to any other person, firm, or corporation whatsoever, for any injury or damage that may result to any person or property by or from any cause whatsoever in, on, or about the subdivision of said land covered by this AGREEMENT, or any part thereof.
14. The DEVELOPER(S) hereby release and agree to indemnify and hold the CITY harmless from and against any and all injuries to and deaths of persons and injuries to property, and all claims, demands, costs, loss, damage, and liability, howsoever the same may be caused and whensoever the same may appear, resulting directly or indirectly from the performance or nonperformance of any or all work to be done in and upon the street rights-of-way in said subdivision and upon the premises adjacent thereto pursuant to this AGREEMENT, and also from any and all injuries to and deaths of persons and injuries to property or other interests, and all claims, demands, costs, loss, damage, and liability, howsoever the same may be caused and whensoever the same may appear, either directly or indirectly made or suffered by the DEVELOPER(S), the DEVELOPER(S) agents, employees, and subcontractors, while engaged in the performance of said work.
15. The DEVELOPER(S) agree that the use for any purpose and by any persons of any and all of the improvements herein before specified, shall be at the sole and exclusive risk of the DEVELOPER(S) at all times prior to final acceptance by the CITY of the completed improvements. Thereon and therein; provided, that acceptance by the CITY shall in no way eliminate or lessen any of DEVELOPER(S) obligations and undertakings contained in this AGREEMENT. The issuance of any occupancy permits by the CITY for dwellings located within said subdivision shall not be construed in any manner to constitute an acceptance and approval of any or all of the improvements in said subdivision.
16. It is mutually agreed by the parties hereto that the Public Works Director/City Engineer shall have the right to reject any or all of the work to be performed under this AGREEMENT if such work does not conform with the plans and specifications mentioned herein or the ordinances of the CITY. Reinspection of corrected work shall be at the expense of the DEVELOPER(S). The 224
Subdivision Improvement Agreement 5 FM #2015-02
Northpointe at Regency Park, Phase 1
cost of such reinspection is not included in the Engineering and Inspection Fee described in Paragraph 4 of this AGREEMENT. Any damage to the sewer system, utilities, concrete work, or street paving that occurs after installation shall be repaired by the DEVELOPER(S) to the satisfaction of the Public Works Director/City Engineer by the DEVELOPER(S) before release of bond or final acceptance of completed work.
17. DEVELOPER(S) shall provide for adequate erosion control as determined by the Public Works Director/City Engineer on individual lots and from exterior property draining into the area of the subdivision, to protect the public rights-of-way and improvements. Erosion control on individual lots shall continue until such a time as front and street side yard landscaping is installed.
18. Without limiting the foregoing, DEVELOPER(S) warrant and guarantee materials used and workmanship performed on said work for a period of one (1) year after completion and acceptance thereof by the City Council, or the Public Works Director/City Engineer.
19. Upon completion of the improvements, specified herein the DEVELOPER(S) shall file a Notice of Completion with Merced County and submit to the City "As Built" drawings on mylar, of the improvements. The Notice of Completion shall be filed no later than thirty-five (35) days prior to consideration for acceptance of the improvements by the City Council. As part of the request for acceptance of improvements, the DEVELOPER(S) shall submit a title report encompassing each of the parcels within the Subdivision which discloses all liens or claims which may have been recorded in or prior to thirty-one (31) days following the date of recordation of the Notice of Completion. If any liens or claims are thus revealed, the DEVELOPER(S) shall either remove the liens and claims and submit an updated title report prior to acceptance of the Subdivision by the CITY, or shall enter into an agreement with the CITY that provides to the satisfaction of the CITY a method for the removal of such liens and claims at no cost to the CITY.
20. It is hereby mutually covenanted and agreed by the parties hereto that DEVELOPER(S) contractors are not agents of the CITY and that the contractors' relations to CITY, if any, are those of independent contractors.
21. That the applicant furnish the CITY with a reproducible 8 1/2" x 11" map of the Final Map of this development prior to issuance of permits.
22. DEVELOPER(S) shall comply with all applicable original or amended Conditions of Approval of Vesting Tentative Tract Map #2015-02, prior to acceptance of public improvements or final of any housing units.
23. No work shall commence under the terms of this AGREEMENT prior to all of the following being completed: deposit of improvement security per City Council resolution; issuance of a Subdivision Improvements grading permit other than rough grading and site preparation; and payment of all required development fees.
225
Subdivision Improvement Agreement 6 FM #2015-02
Northpointe at Regency Park, Phase 1
24. All costs for engineering and inspection services which exceed the 5% fee specified above will be invoiced to the DEVELOPER(S) and must be paid in full prior to acceptance of the subject improvements by the CITY.
25. If construction of improvements has not begun within one (1) year from the date of this AGREEMENT, then prior to commencement of work the Public Works Director/City Engineer shall review the improvement plans and determine if revisions are required. In any case, a new engineer's cost estimate shall be submitted by the applicant to the Public Works Director/City Engineer. The applicant shall be responsible for any modification to the plans required by the Public Works Director/City Engineer and shall pay all plan check fees plus the difference in inspection fees due based on the new cost estimate.
26. The DEVELOPER(S) acknowledge the requirement to comply with the environmental mitigation measures for Vesting Tentative Tract Map #2015-02 and the conditions of approval for said tentative map, (attached herein as Exhibit ‘C’), in the development of this Subdivision.
27. The terms of this AGREEMENT are not intended to, nor do they, relieve the DEVELOPER(S) of any conditions of approval, compliance with City Standards or compliance with mitigation measures of adopted environmental documents, the compliance with which may be placed as a condition of permit issuance or occupancy.
28. Time is of the essence of this AGREEMENT. It is agreed that the provisions of this AGREEMENT shall apply to and bind the heirs, executors, administrators, successors, devisees, and assignees of the respective parties hereto.
IN WITNESS WHEREOF, the parties have executed these presents or caused the same to be executed by the officers thereunto duly authorized on the date and year in this AGREEMENT first above written.
Stonefield Home, Inc.
A California Corporation
________________________________
Greg Hostetler, President
PARTIES OF THE FIRST PART
226
Subdivision Improvement Agreement 7 FM #2015-02
Northpointe at Regency Park, Phase 1
CITY OF LOS BANOS
A Municipal Corporation
_______________________________
Michael S. Amabile
Mayor
City of Los Banos
PARTIES OF THE SECOND PART
ATTEST:
__________________________
Lucille L. Mallonee
City Clerk
City of Los Banos
Signatures need to be notarized.
Attach a Notary Acknowledgement.
227
THIS PAGE IS INTENTIONALLY LEFT BLANK
228
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Agenda Staff Report
TO: Mayor Amabile & City Council Members
FROM: Isabel Carlos
Human Resources Director
DATE: May 20, 2026
TYPE OF REPORT: Public Hearing
SUBJECT: Presentation on Status of Vacancies and Recruitment Strategies for the City of Los Banos pursuant to Assembly Bill 2561
_____________________________________________________________________ Recommendation:
That the City Council hold a public hearing to receive a presentation on the status of vacancies and recruitment strategies for the City of Los Banos pursuant to Assembly Bill 2561 and Government Code § 3502.3.
Background:
Existing California law, the Meyers-Milias-Brown Act ("MMBA"), authorizes local public employees to form, join, and participate in the activities of employee organizations for the purpose of representation on matters of labor relations, including wages, hours, and other conditions of employment. California Assembly Bill 2561 ("AB 2561 ") amends the MMBA by adding section 3502.3 to the Government Code. The amendment requires a public agency to present on the status of vacancies and recruitment and retention efforts at a public hearing at least once per fiscal year. This public hearing item and related presentation will comply with the requirements of AB 2561. Public hearing notice were published in the Westside Express on 5/6/2026 publication.
Discussion:
AB 2561 was introduced to address issues from extended job vacancies due to labor shortages and other factors in local government, which may adversely affect employee 249
ITEM 9A
workloads and the delivery of public services. The bill was enacted into law and codified in Government Code section 3502.3, effective January 1, 2025.
In compliance with the legal obligations set forth under Government Code §3502.3, the City is required to do the following:
1. Public Hearing: At least once each fiscal year, at a public hearing before the governing body of the City of Los Banos (“City”), the City shall present information regarding the status of vacancies and recruitment and retention efforts and identify any necessary changes to policies, procedures, and recruitment activities that may lead to obstacles in the hiring process. This presentation must occur prior to the City's adoption of the City’s annual final budget.
2. Employee Organization Participation: Allow employee organizations for each bargaining unit recognized by the City to make presentations during the public hearing at which the City presents on the status of vacancies and recruitment and retention efforts for positions within that bargaining unit.
3. Additional Reporting for High Vacancy Rates: If vacancies within a single bargaining unit meet or exceed twenty percent (20%) of authorized full-time positions in that bargaining unit, upon request of the recognized employee organization for that bargaining unit, the City must provide additional information during the public hearing, including the following: (1) the total number of vacancies; (2) the number of applicants; (3) the average time to fill positions; and ( 4) opportunities to improve compensation and working conditions for employees in the bargaining unit.
The City's employees are represented by six (6) employee organizations. The City also has a group of unrepresented employees. On May 4, 2026, each recognized employee organization was provided with a notice of public hearing for this item. At each Union's election, they will be provided with an opportunity to make a presentation to the City Council during the May 20, 2026 meeting in conjunction with Staff’s presentation. As of May 1, 2026, all employee units and groups have a vacancy rate less than twenty percent (20%).
Each fiscal year, the City Council considers approval of additional positions to its workforce during its annual budget process. The positions for the current budget year are included in the Fiscal Year (“FY”) 2025–2026 City of Los Banos Approved Staffing (“Approved Staffing”) and attached hereto (Attachment 1). The City approved a total of twenty-two (22) new positions for FY 2025-2026 for a total of two hundred twenty-one (221) Full Time Equivalent Positions ("FTEs"). This number excludes Elected Official positions which are also listed on the Approved Staffing list. Part-time positions with variable hours are not counted towards FTE totals and are not subject to reporting under AB 2561. In addition to the FY 2025-2026- new approved positions, twenty-three 250
(23) positions became vacant due to employee attrition which may include resignations, retirements, separations, as well as movement due to promotions.
The City's Human Resources Department ("Department") works diligently to fill vacant positions through ongoing recruitment efforts. This FY, the Department has facilitated forty (40) recruitments, therefrom filling a total of fifty-two (52) positions. To date, the FTE count is two hundred and eight (208) with a citywide vacancy rate of five and ninetenths’ percent (5.9%).
The following table summarizes the City’s vacancy rate by employee group as of May 1, 2026:
Employee Organization/Group Approved
Staffing
Vacancies as
of May 1,
2026
Vacancy Rate
Police Officers Association (LBPOA) 39 3 7.7 %
Firefighters Association (LBFFA) 19 2 10.5 %
Police Sergeants Association (LBPSA) 9 0 0%
Police Middle Managers Association
(LBPMMA)
3 0 0%
Public Safety Dispatcher and Community
Services Officers Association (LBPDCSOA)
19 3 15.8%
Public Works/Miscellaneous Unit
(PEU Local 1)
85 2 2.4%
Non-Represented Group 47 3 6.5%
Total City-wide 221 13 5.9%
The City has found that certain city classifications take longer to recruit than others. This could be due to a variety of factors, including compliance with hiring laws, City policies, industry best practices, specialized minimal qualifications, a competitive labor market, and labor shortages in general. These issues are not exclusive to the City of Los Banos and are experienced by many municipalities, counties, and special districts. .
251
The City's Human Resources team works collaboratively with other City departments to fill vacancies as quickly as possible. Recruitment efforts include offering competitive salaries and meaningful benefits including a pension, retirement health savings plan, medical insurance, dental, vision, holidays, vacation and sick leave, tuition reimbursement, disability and life insurance, education pay, bilingual pay, certificate pay, supplemental voluntary benefits, and more. In addition, the City offers ongoing training, development, and promotional opportunities for its employees. A more comprehensive Citywide Employee Recognition Program was initiated this year to recognize employees for their hard work throughout the year and to promote a cohesive work environment.
The Department evaluates recruitment and retention issues on an ongoing basis and employs efforts to enhance its sourcing, examination, selection, onboarding, and recognition activities. City Administration will continue to work on improving administrative policies, procedures and recruitment activities including removing any obstacles in the hiring process and enhancing retention efforts to ensure a high-quality, high-performing team is available to provide superior city services for the citizens of Los Banos.
Fiscal Impact:
There is no direct fiscal impact associated with conducting the public hearing required under Government Code §3205.3. However, addressing recruitment and retention issues may involve future budget and bargaining considerations, which will be presented to the City Council as required.
Reviewed by:
______________________________ _______________________________ Soknirorn Than, City Manager Minerva Moreno, Finance Director Attachments:
1. Fiscal Year 2025-2026 Adopted Staffing List
2. Public Hearing Notice
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HUMAN RESOURCES DEPARTMENT
Date: May 1, 2026
Re: Notice of Public Hearing
RE: City of Los Banos Vacancy Report (Pursuant to AB 2561) NOTICE IS HEREBY GIVEN THAT a Public Hearing will be held by the Los Banos City Council to consider the status of employee job vacancies and recruitment and retention efforts in the City of Los Banos, as required by Assembly Bill 2561 (California Government Code § 3502.3).
The PUBLIC HEARING on this matter is scheduled to be heard by the City Council on Wednesday, May 20, 2026 at 6:00 p.m. or as soon thereafter as the matter may be heard, in the Council Chambers of Los Banos City Hall, located at 520 “J” Street, Los Banos, California. Inquiries regarding the above-referenced item may be directed to Isabel Carlos, Human Resources Director, at City Hall or at (209) 827-2412.
All persons are invited to be present and be heard at the public hearing as stated in the published agenda. Notice is hereby further given that if you challenge the action of the City Council on this matter in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this Notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing.
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Office of the City Clerk at (209) 827-7000. Notification at least 72 hours prior to the public hearing will enable the City to make reasonable arrangements to allow participation at this hearing.
THE CITY OF LOS BANOS
Isabel Carlos
Human Resources Director
Publish: The Westside Express, May 6, 2026
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262
Agenda Staff Report
TO: Mayor Amabile and City Council Members
FROM: Stacy Souza Elms, Community and Economic Development Director DATE: May 20, 2026
TYPE OF REPORT: Public Hearing
SUBJECT: Conditional Use Permit #2026-02 – Santa Fe Mercado, Inc. Type 20 OffSale Beer and Wine License – 1209 W. Pacheco Blvd. ______________________________________________________________________ Recommendation:
Adopt a resolution to find the project categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 (Existing Facilities) and approve Conditional Use Permit (CUP #2026-02) to allow the sale of beer and wine (Type 20 ABC license) for off-site consumption at Santa Fe Mercado, Inc., located at 1209 W.
Pacheco Blvd.
Background:
The City of Los Banos is in receipt of request for Conditional Use Permit from the applicant, Santa Fe Mercado, Inc., to allow a Type 20 ABC off-sale beer and wine license for a grocery store.
The project site previously operated under Conditional Use Permit No. 2016-09, which authorized the off-sale of beer and wine for the 99 Cent Only Store. That use was discontinued, and the associated business license was canceled in May 2024, resulting in the lapse of the prior entitlement. As a result, a new Conditional Use Permit is required to reestablish alcohol sales for the proposed Santa Fe Mercado, Inc. for grocery store use. The proposed business will operate daily from 8:00 a.m. to 9:00 p.m.
Discussion:
263
ITEM 9B
The project site is located at 1209 W. Pacheco Blvd., identified as Assessor’s Parcel Number: 431-141-020. The project site is zoned Highway Commercial (H-C) and designated Regional Commercial under the General Plan. This site can be accessed from Pacheco Blvd. and Ortigalita Rd. It is located within an existing commercial shopping center and is surrounded by commercial uses.
LAND USE:
Property Land Use Zone General Plan
Project site Commercial H-C RC
North Vacant H-C RC
South Commercial H-C RC
East Commercial H-C RC
West Commercial H-C RC
H-C = Highway Commercial RC = Regional Commercial
ENVIRONMENTAL ASSESSMENT:
Pursuant to the California Environmental Quality Act (CEQA) and the City of Los Banos 264
Environmental Quality Guidelines, it has been determined that this project is found to be categorically exempt from the provisions of CEQA – Article 19, Section 15301. The applicant’s request for the off-sale beer and wine involving the permitting and licensing of an existing private structure and involves no expansion of use.
USE PERMIT ANALYSIS
Code Requirements
Pursuant to the Los Banos Municipal Code Section 9-3.2322, a Conditional Use Permit is required for any establishment dispensing for sale or other consideration of alcoholic beverages, including beer and wine, for on-sale or off-sale. The Planning Commission is the recommending body, and the City Council is the decision making body for Conditional Use Permits for the on-sale and off-sale of alcoholic beverages. A Conditional Use Permit may be granted if the proposed use is conforming to the following criteria:
General Use Permit Criteria:
1. That the proposed use and project is consistent with the City of Los Banos General Plan, and Los Banos Municipal Code;
2. That the proposed use or project will not be a nuisance or detrimental to the public health, safety, morals, comfort, and general welfare of the persons residing or working in the neighborhood of such proposed use;
3. That the proposed use is compatible with the adjacent uses, properties and neighborhoods and will not be detrimental or injurious to property and improvement in the neighborhood or to the general welfare of the City.
Specific On-Sale and Off-Sale Alcoholic Beverages Criteria:
1. That the proposal will not contribute to undue proliferation of such uses in an area where additional ones would be undesirable with consideration given to the area’s function and character, problems of crime and loitering, and traffic problems and capacity;
2. That the proposal will not adversely affect adjacent or nearby churches, temples, or synagogues; public, parochial, or private elementary, junior high, or high schools; public parks or recreation centers; or public or parochial playgrounds;
3. That the proposal will not interfere with the movement of people along an important pedestrian street; and
4. That where the proposed use is in close proximity to residential uses, and especially to bedroom windows, the use will be limited in hours of operation, or designed operated so as to avoid the disruption of residents’ sleep between the hours of 10:00 p.m. and 7:00 a.m.
Staff has evaluated the proposal pursuant to the above criteria set forth in the Municipal Code and offers the following observations:
1. The primary use is a grocery store with a taqueria.
265
2. The surrounding area, adjacent uses, and function are primarily commercial in nature. A grocery store with a taqueria for the off-sale of general alcohol in this location is consistent with the uses of the Highway Commercial Zoning District with attainment of a Conditional Use Permit.
3. Staff is unaware of any significant problems related to crime and loitering, in the surrounding area which would be exacerbated by the off-sale of general alcohol at this location.
4. The approval of the sale of general alcohol for off-site consumption will not contribute to the undue proliferation of alcohol sales in the area where that use would be undesirable taking into account the characteristics of the area.
Additionally, the entitlement will include conditions of approval which will regulate the operational characteristics of allowing the sale of general alcohol and are intended to preserve the public health, safety, or welfare of persons and property in the vicinity including crime prevention and loitering.
5. The proposed use is not located within the immediate vicinity of a place of worship.
The project will include conditions of approval which regulate the operational characteristics of allowing the sale of general alcohol for off-site consumption and are intended to preserve the public health, safety, and welfare of persons and property in the vicinity and therefore will not have any adverse effect to the place of worship.
6. The project is located on 1209 W. Pacheco Blvd., which is primarily occupied by commercial uses and is within an existing shopping center. Conditions of approval will regulate loitering and operational characteristics to ensure that the proposal will not interfere with the movement of people along the public right-of-way.
7. There are no residential units in the immediate vicinity of the project site. The project site is located within the Ortigalita Plaza at 1209 W. Pacheco Blvd., and will not directly impact the existing residential uses in the surrounding vicinity. The closest residential use is approximately 480 ft away to the project site. The project will include conditions of approval which regulate the operational characteristics of allowing the sale of general alcohol for off-site consumption and are intended to preserve the public health, safety, and welfare of persons and property in the vicinity. Therefore, the proposed use will not disrupt sleeping activities to the neighboring residences.
All sales of alcohol will be conducted within the grocery store and must be consumed off the premises. In addition, the project will be subject to conditions which will mitigate any adverse effects on the surrounding neighborhood and are intended to preserve the public health, safety, and welfare of persons and property in the vicinity. The grocery store will also be subject to the Los Banos Municipal Code Noise Ordinance.
The applicant has indicated that alcohol sales represent a minor portion of overall business activity, accounting for approximately 1.3 percent of total sales at their Los Banos location.
Alcoholic Beverage Control
266
The Alcoholic Beverage Control Board (ABC) is the issuing authority for a Type 20 alcohol license. The City’s authority for the sale of alcohol is through its land use powers embodied within the Los Banos Zoning Code.
ABC has the authority according to Section 23801 of the Business and Professions Code to exercise certain conditions under the license, the personal qualifications of the licensee, the conduct of the business or the condition of the premises, which will protect the public welfare and morals, including, but not limited to, the following:
a) Restrictions as to hours of sale
b) Display of signs
c) Employment of designated persons
d) Types and strengths of alcoholic beverages to be served where such types or strengths are otherwise limited by law
e) The portion of the privileges to be exercised under the license f) The personal conduct of the licensee
ABC may also refuse to issue a license to any person who has violated the Alcoholic Beverage Control Act, has a disqualifying criminal record, or is otherwise disqualified.
Census Tract
The project site is located in census tract 23.01.
The site is located within Census Tract 23.01, which currently contains eleven active offsale alcohol licenses. The nearest off-sale license is located approximately 575 feet from 267
the project site. Although approval of this application would increase the number of licenses in the tract, staff has determined that the proposal will not result in an undue concentration of alcohol outlets given the commercial character of the corridor and the fact that alcohol sales previously existed at this location under a prior Conditional Use Permit.
License Type Business Name Address
21 Wal Mart Store 2117 1575 W. Pacheco Blvd.
20 Pacheco Chevron 1164 E. Pacheco Blvd.
20 Grocery Outlet 1337 E. Pacheco Blvd., Ste. A
21 Los Banos Liquor 947 W. Pacheco Blvd., Ste. A
20 Los Banos Sinclair 1063 E. Pacheco Blvd.
20 Goodger Sinclair 849 W. Pacheco Blvd.
20 La Esperanza Food Center 937 W. Pacheco Blvd.
20 Los Banos Chevron 1009 Pacheco Blvd.
20 Arco AM/PM 1550 W. Pacheco Blvd.
20 7 Eleven 22736G 603 Pacheco Blvd., Ste. A
21 Target T2359 1405 W. Pacheco Blvd.
Type 20 license = off-sale beer and wine Type 21 license = off-sale general alcohol
PUBLIC COMMENT:
A public hearing notice was published in The Westside Express and mailed out to adjacent property owners within a 300 foot radius of the subject property on Wednesday, May 6, 2026. As of the date of this staff report, no comments have been received.
Fiscal Impact:
None
Reviewed by:
_______________________________ _______________________________ Soknirorn Than, City Manager Minerva Moreno, Finance Director 268
Attachments:
1. Resolution
Exhibit A - CEQA Findings
Exhibit B - Project Findings
Exhibit C - Conditions of Approval
2. Site Plan
3. Security Camera Plan
4. Site Photos
5. Public Hearing Notice – May 6, 2026
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270
RESOLUTION NO. ____
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LOS BANOS FINDING THE PROJECT TO
BE CATEGORICALLY EXEMPT FROM CEQA
AND APPROVING CONDITIONAL USE PERMIT
#2026-02 TO ALLOW THE OFF-SALE OF BEER
AND WINE (TYPE 20 ABC LICENSE) FOR SANTA
FE MERCADO, INC. LOCATED AT 1209 W.
PACHECO BLVD
WHEREAS, the applicant, Santa Fe Mercado, Inc., submitted an application for Conditional Use Permit #2026-02 to allow the off-sale of beer and wine under a Type 20 Alcoholic Beverage Control (ABC) license at 1209 W. Pacheco Blvd., Assessor’s Parcel Number: 431-141-020; and
WHEREAS, a public hearing notice was published in The Westside Express and mailed to property owners within a 300-foot radius of the project site on May 6, 2026, in accordance with the Los Banos Municipal Code and Government Code Section 65091; and
WHEREAS, the Planning Commission held a duly noticed public hearing on April 8, 2026, considered the staff report and all evidence presented, and adopted Resolution No. 2026-09 recommending approval of Conditional Use Permit #2026-02 to the City Council; and
WHEREAS, the City Council held a duly noticed public hearing on May 20, 2026, at which time all interested persons were given an opportunity to be heard; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the City Council finds that the project is categorically exempt under Section 15301 (Existing Facilities), as the project involves the permitting of an existing structure with no expansion of use; and
WHEREAS, the City Council finds that the proposed project is consistent with the General Plan and the Los Banos Municipal Code and satisfies the Conditional Use Permit findings set forth in Section 9-3.2322.
BASED UPON THE EVIDENCE PRESENTED AT THE PUBLIC HEARING, the City Council of the City of Los Banos hereby makes the appropriate findings set forth in Exhibit A (California Environmental Quality Act (CEQA) Findings), and Exhibit B (Findings for Approval), attached hereto and incorporated herein by this reference.
271
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Los Banos does hereby affirm the determination that the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 (Existing Facilities) and approves Conditional Use Permit #2026-02 to allow the off-sale of beer and wine, under a Type 20 ABC License for Santa Fe Mercado, Inc. located at 1209 W.
Pacheco Blvd., APN 431-141-020, subject to the Conditions of Approval set forth in Exhibit C, attached hereto and incorporated herein by this reference.
The foregoing Resolution was introduced at a regular meeting of the City Council of the City of Los Banos held on the 20th day of May 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
272
EXHIBIT A
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FINDINGS FOR CONDITIONAL USE PERMIT #2026-02 – SANTA FE MERCADO, INC.
Pursuant to the requirements of California Public Resources Code Section 21000 et seq. (“CEQA”) and Title 14, California Code of Regulations Section 15000 et seq. (the “CEQA Guidelines”), the City as Lead Agency under CEQA adopts the following findings required by CEQA, along with the facts and evidence upon which each finding is based.
The City of Los Banos City Council hereby finds as follows:
1. Pursuant to CEQA, the CEQA Guidelines, and the City of Los Banos Environmental Quality Guidelines, Conditional Use Permit #2026-02 was evaluated and determined to be categorically exempt per Article 19, Section 15301 as the request for the off-sale of beer and wine involves the permitting and licensing of an existing private structure and involves no expansion at 1209 W.
Pacheco Blvd., APN 431-141-020.
2. Conditional Use Permit #2026-02 was adequately noticed on Wednesday, May 6, 2026, for consideration at a public meeting on Wednesday, May 20, 2026.
3. No further environmental documentation is required as the Conditional Use Permit was contemplated and adequately analyzed in the initial review.
4. Prior to considering the proposed Project, the Planning Commission considered the Categorical Exemption.
273
EXHIBIT B
FINDINGS FOR APPROVAL FOR CONDITIONAL USE PERMIT #2026-02 – SANTA FE MERCADO, INC.
The City of Los Banos City Council hereby finds as follows:
1. General Findings:
a. The project is consistent with the City of Los Banos General Plan.
The existing General Plan land use designation for the project site is Highway Commercial. This designation is intended for largescale commercial developments that serve residents and visitors from the surrounding region. Examples of this land use include shopping centers, large-format retail, auto sales, and travel related services, such as hotels, gas stations, and restaurants. Most shopping opportunities in regional retail centers are likely to be national retailers with immediately recognizable household names. These uses typically require good access to at least region-serving roadways. Supportive office uses are also allowed in this designation. Houses of worship and other places for religious assembly as well as private schools and colleges are permitted subject to appropriate development standards and use permit requirements.
The following specific General Plan Goals, Objectives, and Policies are applicable to the proposed project:
ECONOMIC DEVELOPMENT GOAL ED-2:
Seek and promote particular businesses or development projects that provide needed local goods, services, employment, or those that enhance the City’s physical and social well-being.
LAND USE GOAL LU-5:
Provide residents with excellent employment and shopping opportunities.
Evidence/Analysis: Santa Fe Mercado, Inc. will have the ability to provide a wider range of service for customers and allows the grocery store to compete with similar type businesses. The proposed commercial use is compatible with and complementary of existing uses adjacent to the project site. The proposed site previously had an approved Conditional Use Permit for exact use that has lapsed.
In addition, the project would also be consistent with General Plan land use policies as set forth above.
b. The zoning designation for the project site is Highway Commercial (HC). The purpose of the Highway Commercial District is to provide a district for commercial uses which do not specialize in serving the pedestrian shopper but rather, because of their character, are more appropriately 274
located along a highway or major street and where drive-in operations are more feasible.
Evidence/Analysis: The proposed use complies with the Los Banos Municipal Code Title 9, Chapter 3, Article 13 as the use will be consistent with the surrounding area and adjacent uses. A grocery store with a taqueria providing for the off-sale of beer & wine is permitted in this location.
2. That the proposed use or project will not be a nuisance or detrimental to the public health, safety, morals, comfort, and general welfare of the persons residing or working in the neighborhood of such proposed use.
Evidence/Analysis: The off-sale of beer & wine will be conducted in accordance with ABC regulations and therefore, will not be a nuisance or detrimental to the neighborhood in which the store is located. The project contains conditions of approval which regulate the operational characteristics of allowing the serving of alcohol and are intended to preserve the public health, safety, or welfare of persons and property in the vicinity.
3. That the proposed use is compatible with the adjacent uses, properties, and neighborhoods and will not be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City.
Evidence/Analysis: The proposed use will not result in significant operational changes to the surrounding area. The project would include conditions of approval which regulate the operational characteristics of allowing the serving of alcohol and are intended to preserve the public health, safety, or welfare of persons and property in the vicinity.
2. Specific Findings
1. That the proposal will not contribute to undue proliferation of such uses in an area where additional ones would be undesirable with consideration given to the area’s function and character, problems of crime and loitering, and traffic problems and capacity.
Evidence/Analysis: The primary use in conjunction with the selling beer & wine for off-site consumption is a grocery store. As reflected in the staff report, the number of off-sale licenses in the Census Tract is currently eleven (11). This proposal will increase the number of active licenses if approved. The census tract area and function are primarily Highway Commercial in nature, and is entirely consistent with a grocery store and the sale of beer & wine for off-site consumption. The proposed off-sale of beer & wine is complementary to the grocery store use that is compatible with and complementary of existing uses in the area. The project would include conditions of approval which regulate the operational characteristics of allowing the selling of beer & wine for off-site consumption and are intended to 275
preserve the public health, safety, or welfare of persons and property in the vicinity including crime prevention and loitering. Staff is unaware of any significant problems in the area related to crime and loitering, which would be negatively affected by the off-sale of general alcohol at this location.
2. That the proposal will not adversely affect adjacent or nearby churches, temples, or synagogues; public, parochial, or private elementary, junior high, or high schools; public parks or recreation centers; or public or parochial playgrounds.
Evidence/Analysis: Conditions of Approval have been incorporated into the project which regulate the operational characteristics of allowing the selling of beer & wine for off-site consumption and are intended to preserve the public health, safety, or welfare of persons and property in the vicinity. The project is not located within the immediate vicinity of a place of worship, however with the applied conditions of approval, the proposal will not create any type adverse effect.
3. That the proposal will not interfere with the movement of people along an important pedestrian street.
Evidence/Analysis: Alcohol will not be allowed to be consumed on the premises of the grocery store at any time and it is not anticipated that persons will congregate on sidewalks or streets as a result of the proposed use. Signage will also be provided on the property and building which prohibit loitering. It is not anticipated that the off-sale of beer & wine at this location will adversely affect any important pedestrian right of ways.
4. That where the proposed use is in close proximity to residential uses, and especially to bedroom windows, the use will be limited in hours of operation, or designed operated so as to avoid the disruption of residents’ sleep between the hours of 10:00 p.m. and 7:00 a.m.
Evidence/Analysis: The project site is located within an existing shopping center.
No residential uses are in the immediate vicinity of the project site. The project site is on located within the Ortigalita Shopping Plaza at 1209 W. Pacheco Blvd. and will not directly impact the existing residential uses in the surrounding vicinity. The closest residential use is located 480 feet away to the project site. The project will include conditions of approval which regulate the operational characteristics of allowing the serving of alcohol and are intended to preserve the public health, safety, and welfare of persons and property in the vicinity. Based upon these considerations, the Planning Commission finds that there is no evidence that the use will cause a disruption of sleep.
276
EXHIBIT C
CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT #2026-02– SANTA FE MERCADO, INC.
1. The following conditions of approval shall apply to and be applicable to the applicant, property owner, and/or operator. Reference to applicant, property owner, and/or operator shall be interpreted to include all.
2. Conditional Use Permit #2026-02 is for Santa Fe Mercado, Inc. located at 1209 W. Pacheco Blvd., Assessor’s Parcel Number: 431-141-020 and the requested use shall automatically and without notice expire after one (1) year from date of approval by the Los Banos City Council unless commenced. The City for cause may revoke this Conditional Use Permit. Any expansion, intensification, or significant change to the primary use and the uses approved under this Conditional Use Permit shall be permitted only upon modification of this Conditional Use Permit or approval of a separate Conditional Use Permit application. The Conditional Use Permit shall automatically and without notice expire one year after discontinuance of the primary use and/or the uses approved under the Conditional Use Permit.
3. The applicant/operator shall comply with all other requirements, laws and policies of other governmental agencies in the conduct and operation of said business.
4. The applicant/operator shall obtain and maintain an active Type 20 “off-sale of beer & wine” license as defined by the Department of Alcoholic Beverage Control and shall provide a copy of said license upon issuance by the Alcoholic Beverage Control to the Community and Economic Development Department prior to the sale of alcohol on the premises.
5. A copy of these Conditions of Approval and the California Department of Alcoholic Beverage Control license are required to be kept on the premises and presented to any law enforcement officer or authorized City official upon request.
6. The applicant/operator shall be responsible for maintaining the exterior of the premises free of litter and trash at all times including the parking lot areas in front of the premises. No storage of equipment, supplies, or merchandise of any kind shall be allowed in the front or rear exterior of the building. All deliveries shall be made from the rear of the building.
7. The Planning Commission reserves the right to review and/or revoke this permit should the applicant not adhere to the Conditions of Approval. The City may amend or impose new conditions to mitigate adverse effects in the neighborhood resulting from the use of alcohol on the premises. 277
8. The store shall operate between 8:00 a.m. to 9:00 p.m. Monday through Sunday only.
9. The applicant/operator agrees to indemnify, hold harmless, and defend the City of Los Banos, its officers, agents and employees from any and all liability or claims that may be brought against the City of Los Banos arising out of its approval of this permit, or the environmental determination rendered in connection with the permit approval, or arising out of the operation of the use or uses allowed under the permit, save and except that caused solely by the City’s active negligence.
10. The exterior of the premises, including parking lot areas (front and rear), shall be sufficiently illuminated, to the satisfaction of the Police Chief, during all hours of darkness when the premises are open for business in a manner so that persons accessing those areas at night are identifiable by law enforcement personnel.
11. The premises shall be operated primarily as a grocery store with taqueria as described in the application prepared by the applicant and filed with the Community and Economic Development Department. Any substantial or significant changes in use or operation of the premises from the Operational Statement may cause a review, amendment or revocation of the Conditional Use Permit. The applicant shall notify the Community and Economic Development Department of any substantial or significant changes in use or operation of the premises from the Operational Statement. The off- sale of beer and wine shall be ancillary to the primary use as a grocery store.
12. The use of the premises of the subject site shall be consistent with the Conditions of Approval and shall not be operated in a manner that deviates from the approved Conditional Use Permit filed application and operational statement, which shall constitute a violation and may result in the revocation or modification of the permit upon written notice to the owner of the subject site.
13. Authorization of a Conditional Use Permit granted pursuant to the provisions of Section 9-3.2322 of the Los Banos Municipal Code continue to be valid upon change of ownership of the site or structure which was the subject of the Conditional Use Permit application provided the use shall be subject to all provisions of the Municipal Code and all conditions placed on approval of the Conditional Use Permit are continually met. The applicant shall immediately notify the Community and Economic Development Department of any changes in ownership.
14. This Conditional Use Permit shall be subject to revocation by the Community and Economic Development Director or the Planning Commission upon a finding that:
278
a. Conditions of approval have not been fulfilled;
b. A significant change or intensification of the approved use; c. The use has resulted in a nuisance or detriment to the public health, safety, morals, comfort, and general welfare of the persons residing or working in the neighborhood or is detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City.
15. Consumption of alcohol shall not be allowed on the premises of the grocery store.
16. No loud amplification of music or voice shall be allowed outside.
17. The applicant/operator shall have monitoring cameras in the exterior and interior of the grocery store at all times to the satisfaction and approval of the Police Chief. The applicant shall always maintain the surveillance equipment in working order and keep the video recordings for 30 days to be made available to law enforcement upon request.
18. The premises shall be operated in accordance with the Los Banos Municipal Code Noise Ordinance.
19. The applicant shall acknowledge and execute receipt of a copy of the foregoing Conditions of Approval.
20. The applicant/operator shall provide signs prohibiting loitering on the property and/or building subject to the approval of the Community and Economic Development Director.
21. This approval is conditioned upon and shall be effective upon payment in full of all outstanding invoices pursuant to the Cost Recovery Contract. 279
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286
COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT
Date: May 6, 2026
Re: Notice of Public Hearing
Proposal: Conditional Use Permit #2026-02 - Type 20 Alcohol License (Santa Fe Mercado, Inc.)
NOTICE IS HEREBY GIVEN THAT a Public Hearing will be held by the Los Banos City Council to consider a Categorical Exemption from the California Environmental Quality Act (CEQA) pursuant to Section 15301 (Existing Facilities) to allow for the sale of alcohol under a Type 20 off-sale beer and wine license for Santa Fe Mercado, Inc., located within the Highway-Commercial (H-C) Zoning District at 1209 W. Pacheco Blvd., More specifically identified as Assessor’s Parcel Number: 431-141-020.
The Los Banos Planning Commission held a public hearing on Wednesday, April 8, 2026, for the purpose of considering the above-mentioned project. At the completion of the public comment, the Planning Commission recommended approval of Conditional Use Permit #2026-02 to the Los Banos City Council.
A PUBLIC HEARING on this matter will be held at the next scheduled meeting of the Los Banos City Council on Wednesday, May 20, 2026 at 6:00 p.m. in the Council Chambers of Los Banos City Hall, located at 520 “J” Street, Los Banos, California.
Questions regarding the above-referenced item may be directed to Justin Ragunton, Assistant Planner, at City Hall or at (209) 827-2431.
All persons are invited to be present at the public hearing. Written and oral testimony is invited. Notice is hereby further given that if you challenge the above described Project in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this Notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing.
Additional information may be obtained from the Community & Economic Development Department at 520 J Street, Los Banos, California. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Office of the City Clerk at (209) 827-7000. Notification at least 72 hours prior to the public hearing will enable the City to make reasonable arrangements to allow participation at this hearing
THE CITY OF LOS BANOS
Justin Ragunton
Assistant Planner
287
THIS PAGE IS INTENTIONALLY LEFT BLANK
288
Agenda Staff Report
TO: Mayor Amabile and City Council Members
FROM: Stacy Souza Elms, Community and Economic Development Director DATE: May 20, 2026
TYPE OF REPORT: Public Hearing
SUBJECT: Adoption of Ordinance Amending Accessory Dwelling Unit (ADU) and Junior Accessory Dwelling Unit (JADU) Regulations
______________________________________________________________________ Recommendation:
Waive the first reading and introduce by title an ordinance amending and restating Article 30 of Chapter 3 of Title 9 of the Los Banos Municipal Code to update the City’s regulations for Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) to ensure compliance with current State law.
Background:
State law governing Accessory Dwelling Units (ADUs) has changed significantly in recent years. Legislative updates including SB 13, AB 68, AB 881, AB 976, AB 1206, and SB 897 have expanded where ADUs are allowed and limited the ability of local agencies to regulate them.
Under current law:
• ADUs must be approved ministerially (staff-level, no public hearing). • Local development standards must be objective and cannot unreasonably constrain development.
• Certain local requirements (such as owner occupancy for ADUs) are no longer permitted.
289
ITEM 9C
The City’s existing ADU ordinance includes provisions that are outdated or inconsistent with State law. When local regulations conflict with State law, State standards automatically apply, limiting the City’s ability to retain local control.
The proposed ordinance update aligns the Municipal Code with current State requirements while maintaining reasonable, objective development standards.
The Planning Commission on April 22, 2026, adopted Resolution No. 2026-11 recommending that the City Council approve this ordinance amendment.
Discussion:
Below is a summary of the key changes to the current ADU Ordinance:
1. Updated Purpose and State Code References
• Updates section references to reflect current Government Code numbering. • Clearly states that ADUs and JADUs are to be approved ministerially.
2. Clarifies Where ADUs Are Allowed
• ADUs are allowed on all residentially zoned lots with a single-family or multifamily dwelling.
• Reflects State requirements that ADUs be allowed wherever housing is allowed.
3. Required ADU Allowances Are Codified. The ordinance now clearly allows:
• One ADU and one JADU on single-family lots
• Detached ADUs with 4-foot side and rear setbacks
• Multiple ADUs within existing multifamily buildings
• Up to two detached ADUs on multifamily lots
4. Ministerial Review and 60-Day Approval Timeline
• ADUs must be approved within 60 days if they meet standards. • No public hearings or discretionary approvals.
• Limited reasons for delaying processing (mainly new primary dwellings).
5. Development Standards Adjusted to Avoid Conflicts. Key updates include:
• No minimum lot size required
• Simplified setback rules (4 feet side/rear for detached ADUs) • Front-yard setbacks applied only if they don’t prevent ADU construction • Updated height limits, especially near transit or for attached units
6. ADU and JADU Size Standards Clarified
• Keeps City’s current size limits (850–1,000 sq. ft.)
• Clearly states that at least an 800 sq. ft. ADU must be allowed • Confirms 500 sq. ft. max for JADUs
290
7. Owner Occupancy Rules Updated
• Owner occupancy removed for ADUs (no longer allowed by the State). • Owner occupancy still required for JADUs (allowed by the State). • Deed restrictions now apply only to JADUs.
8. Parking Requirements Reduced
• Maximum of one parking space per ADU
• No parking required in many situations (conversions, transit, etc.) • Tandem and driveway parking allowed, including within setbacks
9. Utility and Fee Rules Updated
• No impact fees for ADUs under 750 sq. ft.
• Proportional fees allowed for larger ADUs
• JADUs do not require separate utility connections
10. Appeal Process Clarified
• Approved ADUs cannot be appealed
• Applicants can appeal denials if they believe staff misapplied objective standards.
The proposed ADU ordinance update helps support the City of Los Banos housing goals by making it easier for homeowners to add small, more affordable housing units within existing neighborhoods. By updating the code to match current State law, the City removes barriers that can prevent ADUs from being built, while still maintaining objective standards that protect neighborhood character. These changes expand housing options, support multigenerational living, and contribute toward meeting the City’s RHNA requirements through gradual, infill development that does not require new land or major infrastructure investment.
ENVIRONMENTAL REVIEW:
The subject Ordinance is not subject to the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2), 15060(c)(3) and 15061(b)(3). The activity is not subject to CEQA because it will not result in a direct or reasonably foreseeable indirect physical change in the environment; the activity is not a project as defined in Section 15378, and the activity is covered by the general rule that CEQA applies only to projects, which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment, the activity is not subject to CEQA.
In addition, this action is exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.17 and CEQA Guidelines Section 15282(h), which states the adoption of an ordinance regarding second units to implement the provisions of Sections 65852.1 and 65852.2 of the Government Code are exempt from the requirements of CEQA. Similarly, the 291
ministerial approval of accessory dwelling units is not a project for CEQA purposes, and environmental review is not required prior to approving individual applications.
Fiscal Impact:
The proposed ordinance update is not expected to have a significant direct fiscal impact on the City. The amendments primarily ensure compliance with State law and formalize existing ministerial review processes.
Reviewed by:
_______________________________ _______________________________ Soknirorn Than, City Manager Minerva Moreno, Finance Director Attachments:
1. Redline Ordinance
2. Clean Ordinance
3. Public Hearing Notice – May 6, 2026
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ORDINANCE NO. _____
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LOS
BANOS AMENDING AND RESTATING ARTICLE 30 CHAPTER 3 OF
TITLE 9 OF THE LOS BANOS MUNICIPAL CODE RELATING TO
ACCESSORY DWELLING UNITS TO IMPLEMENT NEW STATE LAW
REQUIREMENTS RELATING TO ACCESSORY DWELLING UNITS
WHEREAS, in 2019, the California Legislature adopted, and the Governor signed, SB 13 (Chapter 653, Statutes of 2019), AB 68 (Chapter 655, Statutes of 2019), and AB 881 (Chapter 659, Statutes of 2019) into law that, among other things, amended Government Code Section 65852.2 and 65852.22 to impose new limits on the City to regulate Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU); and
WHEREAS, Government Code Sections 65852.2 and 65852.22 authorizes cities to act by ordinance to provide for the creation and regulation of ADUs and JADUs; and WHEREAS, the ADU and JADU regulations took effect January 1, 2020, and since the City’s existing ADU ordinance does not comply with the Government Code Sections 65852.2 and 65852.22, the City’s ordinance has been deemed null and void effective that date; and WHEREAS, the City of Los Banos desires to amend its local regulatory scheme for the construction of ADUs and JADUs to comply with the amended provisions of Government Code sections 65852.2 and 65852.22; and
WHEREAS, ADUs and JADUs provide housing for family members, students, the elderly, in-home health care providers, the disabled, and others, at below market prices within existing neighborhoods. In addition, homeowners who construct ADUs and JADUs benefit from added income and increased sense of security; and
WHEREAS, allowing ADUs and JADUs in conjunction with existing or proposed residential development provides additional rental housing stock, some of which will satisfy the City’s Regional Housing Needs Assessment (RNHA); and
WHEREAS, ADUs and JADUs offer lower cost housing to meet the needs of existing and future residents within existing neighborhoods, while respecting architectural character; and WHEREAS, the proposed amendments to the Los Banos Municipal Code are intended to ensure the City's procedural and substantive requirements for accessory dwelling units are consistent with the above-described recent changes to State law; and WHEREAS, the Los Banos 2030 General Plan, and 2014-2023 Housing Element updates included policies and programs to support and create affordable housing, a diverse range of housing types; and
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WHEREAS, the subject Ordinance is not subject to the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2), 15060(c)(3) and 15061(b)(3). The activity is not subject to CEQA because it will not result in a direct or reasonably foreseeable indirect physical change in the environment; the activity is not a project as defined in Section 15378, and the activity is covered by the general rule that CEQA applies only to projects, which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment, the activity is not subject to CEQA.
In addition, this action is exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.17 and CEQA Guidelines Section 15282(h), which states the adoption of an ordinance regarding second units to implement the provisions of Sections 65852.1 and 66314 of the Government Code are exempt from the requirements of CEQA. Similarly, the ministerial approval of accessory dwelling units is not a project for CEQA purposes, and environmental review is not required prior to approving individual applications.
WHEREAS, the Planning Commission held a public hearing on February 24, 2021 and recommended approval of the proposed Ordinance with findings of General Plan consistency, and WHEREAS, the City Council conducted a duly noticed public hearing on April 7, 2021 and April 21, 2021 at which time all individuals desiring to comment on the proposed amendments were heard; and
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF LOS BANOS DOES ORDAIN AS FOLLOWS:
Section 1: Article 30 of Chapter 3 of Title 9 of the Los Banos Municipal Code shall be amended and restated in its entirety to read as follows:
TITLE 9 PLANNING AND ZONING
CHAPTER 3 ZONING
ARTICLE 30. ACCESSORY DWELLING UNITS
Sec. 9-3.3001 Purpose, Applicability and Where Permitted (a) Purpose. This article establishes regulations and procedures for reviewing and permitting Accessory Dwelling Units and Junior Accessory Dwelling Units through a ministerial process consistent with Government Code Sections 66314 (accessory dwelling units) and 66333 (junior accessory dwelling units).
(b) Applicability. Any construction, establishment, alteration, enlargement, or modification of an Accessory Dwelling Unit or a Junior Accessory Dwelling Unit shall comply with the requirements of this article and the City’s Building and Fire Codes. An Accessory Dwelling Unit or Junior Accessory Dwelling Unit that conforms to the standards of this article shall not be:
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(1) Deemed to be inconsistent with the General Plan designation and zone for the parcel on which the Accessory Dwelling Unit or Junior Accessory Dwelling Unit is located. (2) Deemed to exceed the allowable density for the parcel on which the Accessory Dwelling Unit or Junior Accessory Dwelling Unit is located. (3) Considered in the application of any City ordinance, policy, or program to limit residential growth.
(4) Required to correct a nonconforming zoning condition. This does not prevent the City from enforcing compliance with applicable building standards in accordance with Health and Safety Code Section 17980.12.
(c) Where Permitted. Accessory Dwelling Units are allowed ministerially on all lots zoned for residential use that contain a proposed or existing single-family dwelling or existing multifamily dwelling, consistent with Government Code Section 66314.
Sec. 9-3.3002 Definitions.
For the purposes of this article, unless otherwise apparent from the context, certain words and phrases used in this article are defined as follows:
(a) "Accessory Dwelling Unit." A residential dwelling unit that is either attached to or located within a proposed or existing primary dwelling or is detached from the proposed or existing primary dwelling and located on the same parcel as the proposed or existing primary dwelling. An Accessory Dwelling Unit provides complete independent living facilities for one or more persons and may include a separate exterior entrance in addition to permanent provisions for living, sleeping, eating, cooking (including a sink), and a bathroom. Accessory Dwelling Units include efficiency units, as defined in Section 17958.1 of the Health and Safety Code, and manufactured homes, as defined in Section 18007 of the Health and Safety Code. (b) "Accessory Structure." A structure that is accessory and incidental to a dwelling located on the same parcel.
(c) "Car Share." A program that allows customers hourly access to shared vehicles from a dedicated home location, with the vehicles required to be returned to that same location at the end of the trip.
(d) "Efficiency Kitchen." Defined for purposes of establishing a Junior Accessory Dwelling Unit as a cooking facility that includes all of the following:
(1) A sink with a drain.
(2) A cooking facility with appliances.
(3) A food preparation counter.
(4) Food storage cabinets.
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(e) "Independent Living Facilities." A residential dwelling unit having permanent provisions for living, sleeping, eating, cooking, and sanitation. (f) “Junior Accessory Dwelling Unit.” A room or rooms contained entirely within a singlefamily dwelling that comprise no more than 500 square feet gross floor area and that provide independent facilities for one or more persons for living, sleeping, and eating, that include an efficiency kitchen, and that include separate independent sanitation facilities or have access to shared sanitation facilities with the single-family dwelling. (g) "Living Area.” The interior habitable area of a dwelling unit, including habitable basements and attics, but does not include a garage or any accessory structure. (h) "Passageway." A pathway that extends from a street or alley to one entrance of the accessory dwelling unit.
(i) "Public Transit.” A location, including but not limited to a bus stop or train station, where the public may access buses , trains, subway, and other forms of transportation that charge set fares, run on fixed routes , and are available to the public. (j) "Tandem Parking." Two or more automobiles parked on a driveway or in any other location on a parcel, lined up behind one another.
Sec. 9-3.3003 Accessory Dwelling Units Allowed
(a) One accessory dwelling unit and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply:
(1) The accessory dwelling unit or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress. (2) The unit has exterior access from the proposed or existing single-family dwelling. (3) The side and rear setbacks are sufficient for fire and safety. (4) The junior accessory dwelling unit complies with the requirements of Section 66333. (b) One detached, new construction, accessory dwelling unit that does not exceed fourfoot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit may be combined with a junior accessory dwelling unit described in subparagraph (a) above.
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(c) Multiple accessory dwelling units within the portions of existing multifamily dwelling structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages, if each unit complies with state building standards for dwellings.
(1) At least one accessory dwelling unit within an existing multifamily dwelling shall be allowed but the number of multiple accessory dwelling units shall not exceed 25% of the existing multifamily dwelling units.
(d) Not more than two accessory dwelling units that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks.
Sec. 9-3.3004 Application Review Process – Building Permit.
Accessory dwelling units and junior accessory dwelling units shall require a building permit, subject to all standard application and processing fees and procedures that apply to building permits generally.
(a) Application. A complete building permit application for the accessory dwelling unit or junior accessory dwelling unit shall be submitted along with a checklist that demonstrates compliance with accessory dwelling unit and junior accessory dwelling unit requirements. The application shall include plans showing the details of the proposed accessory dwelling unit or junior accessory dwelling unit under submittal guidelines established by the Community Development Director
(b) Compliance Determination. The Community Development Director or his or her designee shall make a determination of compliance with this article prior to issuance of the building permit for the accessory dwelling unit or junior accessory dwelling unit. (c) Ministerial Review. All applications for accessory dwelling units or junior accessory dwelling units that comply with the requirements under this article shall be approved without discretionary review or a hearing within sixty (60) days after receipt of a complete application unless either:
(i) The applicant requests a delay, in which case the 60-day time period is tolled for the period of the requested delay, or
(ii) In the case of an accessory dwelling unit and/or junior accessory dwelling unit is submitted with a permit application to create a new single-unit dwelling on the lot, the City may delay acting on the accessory dwelling unit and/or junior accessory dwelling until the City renders a decision on the new single-family dwelling application. (d) Denial. The application shall be denied if the proposed accessory dwelling unit or junior accessory dwelling unit does not comply with all applicable requirements of this article or 309
it may be conditionally approved subject to conditions that will bring the proposed accessory dwelling unit or junior accessory dwelling unit into compliance with this article. (e) Existing Accessory Dwelling Units. The city shall not require, as a condition for ministerial approval of an accessory dwelling unit or junior accessory dwelling unit, the correction of non-conforming zoning conditions. Nothing in this article shall be construed to automatically legalize an existing unpermitted accessory dwelling unit. Existing accessory dwelling units may be legalized through the building permit process if they are brought into compliance with applicable building standards. An application for an accessory dwelling unit zoning clearance certificate may be made pursuant to the provisions of this article to convert an illegal accessory dwelling unit into a lawful accessory dwelling unit, or to allow for the replacement, alteration or expansion of an existing nonconforming accessory dwelling unit. The conversion of an illegal accessory dwelling unit into a lawful accessory dwelling unit, or the replacement, alteration or expansion of an existing nonconforming accessory dwelling unit shall be subject to the requirements of this article.
Sec. 9-3.3005 Development Standards.
Except as modified by this section, an accessory dwelling unit and/or junior accessory dwelling unit shall conform to all requirements of the underlying residential zoning district, any applicable overlay district, and all other applicable provisions of Title 9 (Planning and Zoning) of this Code, including but not limited to height, setback, site coverage, floor area limit, and residential development standards and design criteria. Where a conflict exists between this section and State ADU law, State law shall control.
(a) Minimum Lot Area. There shall be no minimum lot area required in order to establish an accessory dwelling unit and/or junior accessory dwelling unit. (b) Setback Requirements. Accessory dwelling units and junior accessory dwelling units shall comply with the setback requirements applicable to the zoning district, including front yard setbacks, except as noted below:
(1) For conversion of existing enclosed floor area, garage, or carport, no additional setback is required, beyond the existing provided setback.
(2) For replacement of an existing enclosed structure, garage, or carport, no additional setback shall be required, beyond the existing structure’s setback, provided the replacement structure occupies substantially the same footprint and does not exceed the existing structure’s size or height.
(3) Newly constructed detached accessory dwelling units may provide a minimum setback of four (4) feet from all side and rear property lines. (c) Building Height. Detached accessory dwelling units shall not exceed sixteen (16) feet in height, except that a detached accessory dwelling unit shall be permitted to be at least eighteen (18) feet in height if the unit is located withing one-half mile walking distance of a major transit stop or high-quality transit corridor or is located on a lot with an existing or proposed multi-family 310
dwelling. An accessory dwelling unit that is attached to or located above a primary dwelling or garage shall be permitted a height of at least twenty-five (25) feet or the height limit of the underlying zoning district, whichever is lower.
(d). Unit Size.
(1) The maximum size of a detached or attached accessory dwelling unit is 850 square feet for a studio or one (1) bedroom unit and 1,000 square feet for a unit with two (2) bedrooms. No more than two bedrooms are allowed. Nothing in this subsection shall prevent the development of an accessory dwelling unit of at least eight hundred (800) square feet with four-foot side and rear setbacks in accordance with Government Code Section 66314. (2) An attached accessory dwelling unit that is created on a lot with an existing or proposed single-unit dwelling is further limited to 50 percent of the floor area of the existing or proposed dwelling.
(3) Application of subsection (b) above or other development standards, such as floor area limit or site coverage, might further limit the size of the accessory dwelling unit, but in no case shall the floor area limit, open space, site coverage requirement, or any other development standard reduce the accessory dwelling unit to less than 800 square feet. (4) The maximum size of a junior accessory dwelling unit is 500 square feet. (5) The minimum size of an accessory dwelling unit or junior accessory dwelling unit shall be at least that of an efficiency unit.
(e) Architectural and Design. An accessory dwelling unit and/or junior accessory dwelling unit shall comply with the objective residential design standards contained in the City’s adopted Community Design Standards, as may be amended from time to time. Design standards shall apply only to the extent permitted by State law..
(f) Foundation. A permanent foundation shall be required for all accessory dwelling units. (g) Manufactured Homes. A manufactured home may be used as an accessory dwelling unit provided it meets the standards for new detached accessory dwelling units in this section, including the yard, setback, height, and architectural and design requirements. The manufactured home shall be constructed on a permanent foundation. Other types of portable or temporary housing, such as mobile homes, recreational vehicles, or tents may not be used as accessory dwelling units.
(h) Fire Sprinklers. Accessory dwelling units and/or junior accessory dwelling unit shall not be required to provide fire sprinklers if they are not required for the principal residence. (i) Passageway. No passageway shall be required in conjunction with the construction of an accessory dwelling unit and/or junior accessory dwelling unit. 311
(j) Access. Every accessory dwelling unit shall have direct exterior access independent of the exterior access of the primary dwelling. The entrance to the accessory dwelling unit shall not directly face the entrance to the primary dwelling unit. There shall not be an exterior stairway serving an accessory dwelling unit located within the front half of the primary unit (i.e. stairways, if applicable, shall be located on the back half of the primary dwelling unit).
Sec. 9-3.3006 Other requirements.
(a) No Separate Conveyance. An accessory dwelling unit or junior accessory dwelling unit may be rented, but no accessory dwelling unit or junior accessory dwelling unit may be sold or otherwise conveyed separately from the lot and the primary dwelling (in the case of a single unit dwelling) or from the lot and all of the dwellings (in the case of a multi- unit dwelling). (b) Short-Term Lodging. The accessory dwelling unit and/or junior accessory dwelling unit shall not be rented for periods of less than thirty (30) days. (c) Owner-Occupancy.
(1) No owner-occupancy requirement shall be imposed for accessory dwelling units. (2) Junior accessory dwelling unit. A natural person with legal or equitable title to the lot must reside in either the principal dwelling unit or the junior accessory dwelling unit as the person’s legal domicile and permanent residence. However, this owner-occupancy requirement shall not apply to any junior accessory dwelling unit owned by a governmental agency, land trust, or housing organization.
(d) Deed Restriction and Recordation Required on JADUs. Prior to the issuance of a building permit for a junior accessory dwelling unit, the property owner shall record a deed restriction with the County Recorder’s Office, the form and content of which is satisfactory to the City Attorney. The deed restriction document shall notify future owners of the owner occupancy requirements and prohibition on the separate sale and conveyance from the primary dwelling unit and lot. This deed restriction shall remain in effect so long as the junior accessory dwelling unit exists on the lot.
Sec 9-3.3007 Accessory dwelling unit parking.
Parking shall comply with requirements of the applicable provisions of the Los Banos Municipal Code, except as modified below:
(a) No additional parking shall be required for junior accessory dwelling units. (b) No more than one (1) parking space may be required for each accessory dwelling unit. (c) When additional parking is required, the parking may be provided as tandem parking and/or may be located on an existing driveway or within setback areas. 312
(d) No additional parking shall be required for:
(i) Accessory dwelling units converted as part of a proposed or existing space of a principal residence or existing accessory structure;
(ii) Accessory dwelling units located within one-half mile walking distance of a public transit. For the purposes of this section “public transit” shall include a bus stop where the public may access buses that charge set fares, run on fixed routes, and are available to the public; (iii) Accessory dwelling units located within an architecturally and historically significant historic district;
(iv) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit; or
(v) When there is a car-share vehicle located within one (1) block of the accessory dwelling unit. For the purposes of this section, “car-share vehicle” shall mean part of an established program intended to stay in a fixed location for at least ten (10) years and available to the public. (e) No Replacement Parking Necessary. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit at the same location or converted to an accessory dwelling unit, those off-street parking spaces are not required to be replaced.
Sec. 9-3.3008 Utilities and connection fees.
(a) Utility Connection Required. All accessory dwelling units and junior accessory dwelling units must be connected to public utilities (or their equivalent), including water, electric, and sewer services.
(1) Except as set forth in subsection (a)(2) herein, the City requires a new and separate utility connection directly between the accessory dwelling unit and the utility. Consistent with Government Code Section 66013, the connection may be subject to a connection fee or capacity charge that shall be proportionate to the burden of the proposed accessory dwelling unit, based upon either its square feet or the number of its drainage fixture unit (DFU) values, as defined in the Uniform Plumbing Code adopted and published by the International Association of Plumbing and Mechanical Officials, upon the water or sewer system. This fee or charge shall not exceed the reasonable cost of providing this service.
(2) No separate connection between the accessory dwelling unit and the utility shall be required for units created within the existing space of a single-family dwelling, multifamily dwelling, or an accessory structure, unless the accessory dwelling unit being constructed in connection with a new single-family dwelling. Junior accessory dwelling units shall not be required to install a separate utility connection.
(3) All utility installations on the lot shall be underground. 313
(4) No accessory dwelling unit shall be allowed if the Building Official determines that adequate water or sewer service capacity is not available to serve the unit consistent with applicable utility standards.
Sec. 9-3.3009 Impact Fees.
(a) Impact Fees. No impact fee shall be imposed upon the development of an accessory dwelling unit that is less than 750 square feet. Any impact fees charged for an accessory dwelling unit of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit (E.g., the floor area of the accessory dwelling unit, divided by the floor area of the primary dwelling unit, multiplied by the typical fee amount charged for a new dwelling). For purposes of this section, “impact fee” has the same meaning as the term “fee” is defined in subdivision (b) of Section 66000 of the Government Code, except that it also includes fees specified in Section 66477. “Impact fee” does not include any connection fee or capacity charge.
Sec. 9-3.3010 Appeal.
A determination by the Community and Economic Development Director or designee that a proposed accessory dwelling unit or junior accessory dwelling unit does not comply with the requirements of this article may be appealed by the applicant in accordance with the appeal procedures provided in Part 6 of Article 23 of this Chapter. Approval of an accessory dwelling unit or junior accessory dwelling unit that complies with the requirements of this article shall be ministerial and shall not be subject to appeal.
Section 2. To the extent that the terms and provisions of this Ordinance may be inconsistent or in conflict with the terms or conditions of any prior City ordinance, motion, resolution, rule or regulation governing the same subject, the terms of this Ordinance shall prevail with respect to the subject matter thereof and such inconsistent or conflicting provisions of prior ordinances, motions, resolutions, rules or regulations are hereby repealed.
Section 3. If any section, subsection, subdivision, paragraph, sentence, clause or phrase added by this Ordinance, or any part thereof, is for any reason held to be unconstitutional or invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this Ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase thereof irrespective of the fact that any one or more subsections, subdivisions, paragraphs, sentences, clauses or phrases are declared unconstitutional, invalid or ineffective.
Section 4. The subject Ordinance is not subject to the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2), 15060(c)(3) and 15061(b)(3). The activity is not subject to CEQA because it will not result in a direct or reasonably foreseeable indirect physical change in the environment; the activity is not a project as defined in Section 15378, and the activity is covered by the general rule that CEQA applies only to projects, which have the potential for 314
causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment, the activity is not subject to CEQA.
In addition, this action is exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.17 and CEQA Guidelines Section 15282(h), which states the adoption of an ordinance regarding second units to implement the provisions of Sections 65852.1 and 65852.2 of the Government Code are exempt from the requirements of CEQA. Similarly, the ministerial approval of accessory dwelling units is not a project for CEQA purposes, and environmental review is not required prior to approving individual applications.
Section 5. This Ordinance shall go into effect and be in full force and operation thirty (30) days after its final passage and adoption. The City Clerk shall certify to the adoption of this Ordinance and cause the same to be posted and published once within fifteen days after passage and adoption as may be required by law; or, in the alternative the City Clerk may cause to be published a summary of this Ordinance and a certified copy of the text of this Ordinance shall be posted in the Office of the City Clerk five days prior to the date of adoption of this Ordinance; and, within fifteen days after adoption, the City Clerk shall cause to be published, the aforementioned summary and shall post a certified copy of this Ordinance, together with the vote for and against the same, in the Office of the City Clerk.
Introduced by Council Member _________ and seconded by Council Member ____________ on the ____ day of ___________, 2026.
Passed on the ____ day of ____________, 2026 by the following vote:
AYES: Council Members
NOES:
ABSENT:
APPROVED:
__________________________
Michael S. Amabile, Mayor
ATTEST:
_____________________________
Lucille L. Mallonee, City Clerk
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Agenda Staff Report
TO: Mayor & City Council Members
FROM: Soknirorn Than, City Manager
DATE: May 20, 2026
SUBJECT: Measure V Citizens Oversight Committee Nomination TYPE OF REPORT: Agenda Item
________________________________________________________________________ Recommendation:
That the City Council nominates Blanche Jorge as a candidate for the Measure V Citizens Oversight Committee.
Discussion:
Measure V – Merced County’s transportation sales tax - was passed by voters in November 2016. Beginning April 1, 2017, the ½ cent sales tax will be collected throughout Merced County for the next 30 years. As the Local Transportation Authority for Merced County, MCAG is tasked to administer the Measure V program.
The Measure V Transportation Expenditure Plan (Plan) requires MCAG to organize and staff a Citizens Oversight Committee. The purpose of the committee is to ensure that the program is implemented as outlined in the Plan. The committee reviews financial and performance audits, reports from member agencies, annual receipts and other documents necessary to assess the program’s consistency with the Plan.
Additional information can be found on the Measure V Oversight Committee website:
https://www.mcagov.org/319/Citizens-OversightCommittee
Attachments:
Measure V Citizens Oversight Committee Application
List of Measure V Citizens Oversight Committee Members
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ITEM 10
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