During its Oct. 2 meeting, the Los Banos City Council reviewed the Snow Goose Townhomes project and discussed a significant grant for a permanent supportive housing project to address homelessness.
The council also considered Ordinance No. 1205, which aims to regulate public camping and the storage of personal property on public property, while ensuring the safety and accessibility of public spaces for all residents.
During the public hearing, the council reviewed the Snow Goose Townhomes project, which includes 25 townhomes in a private gated community. The project is located at the northwest corner of Creekside Drive and Snow Goose Drive, near Pacheco High School and Veterans Park.
Stacy Elms, Los Banos’ Community and Economic Development Director, gave a presentation highlighting the project’s background and environmental considerations. Initially scheduled for January 2024, the hearing was postponed after the Grasslands Water District raised concerns about stormwater capacity. To address these concerns, the developer prepared a stormwater mitigation plan, which showed minimal impact on the city’s stormwater system.
The townhomes will consist of two-story units, each with three bedrooms and over 1,300 square feet of space. The property was rezoned to accommodate higher-density housing as part of a broader effort by the city to upzone appropriate areas. The council discussed how the project would provide much-needed workforce housing in the community, with a specific emphasis on its suitability for professionals, such as teachers.
Public comments included support for the project’s design, which blends well with the existing Kingdom Hall Church and local parks. Residents also appreciated the inclusion of spaces for pets within the community. However, concerns were raised about water conservation, with one speaker advocating for tankless water heaters and recirculating pumps to reduce water waste.
Solar panel installation was another topic of discussion. While the project will include solar panels designed to meet state requirements, a speaker pointed out that future residents may need the option to add more panels or battery storage to meet their energy needs. The developer assured us that the project meets all state-mandated solar requirements but did not confirm whether additional panels could be added.
The council unanimously approved the final development plan, emphasizing the project’s contribution to diversifying housing options and meeting state housing element requirements.
Council members discussed the acceptance of an $11.8 million grant from the California Interagency Council on Homelessness’ Encampment Resolution Fund. The grant will be used for a permanent supportive housing project consisting of 50 affordable housing units in Los Banos. This project aims to provide housing with wraparound services such as case management, income benefits, and healthcare, ensuring that residents receive long-term support beyond just housing.
Christy McCammond, the Housing Program Manager, emphasized the growing need for affordable housing in Los Banos, noting that a recent point-in-time count identified 149 people experiencing homelessness within the city. The project will help address this shortage by providing essential homes for those transitioning out of encampments. She highlighted the competitive nature of the local housing market, which makes it difficult for many to secure housing.
The grant will cover the capital costs of the project, operating subsidies for three years, and administrative costs. Personnel costs include on-site management, case managers, and maintenance staff to ensure the project runs smoothly. The chosen project site is located off Gilbert Gonzalez Jr. Drive (near Ward Road), where a city-owned parcel will be developed into high-density affordable housing.
Public concerns about long-term sustainability were addressed, with officials explaining that the developer would maintain the project under a 55-year deed restriction, ensuring it remains affordable housing. The developer, Anabasis, was selected through a competitive bid process and has a track record of similar projects in the region. The council unanimously approved the resolution to accept the grant and move forward with the project.
The council considered the adoption of Ordinance No. 1205, which proposes adding Chapter 11 to Title 5 of the Los Banos Municipal Code. The ordinance addresses public camping and the storage of personal property on public property.
City Attorney William Vaughn provided an overview of the ordinance, explaining that it aims to manage illegal camping and protect public spaces without criminalizing homelessness. The ordinance was developed following key court cases, including the Grants Pass case, which allows cities to enforce anti-camping regulations as long as they do not specifically target homeless individuals.
The ordinance defines “camping” broadly, covering both unauthorized encampments and individuals living in vehicles. It specifies that camping can be regulated on public property, and individuals engaging in unauthorized camping may face fines or criminal charges. The ordinance also permits city-sanctioned encampments and allows camping with a city-issued permit for special events.
Chief of Police Ray Reyna emphasized that the ordinance would give law enforcement a much-needed tool to address the growing number of encampments while remaining compassionate.
Council members discussed specific aspects of the ordinance, such as the reasonable person test to determine if an individual is camping and provisions for dealing with abandoned personal property. The ordinance also outlines a process for removing dangerous or unsanitary items immediately, without needing to notify the owner.
Council members raised questions about the enforcement of the ordinance and whether it provides adequate support for individuals in crisis, including those with mental health or substance abuse issues.
The council unanimously approved the first reading of the ordinance, which will go into effect after a second reading and final approval. Law enforcement will receive training on how to apply the ordinance fairly. This ordinance is part of the city’s broader efforts to address homelessness while ensuring that public spaces remain safe and accessible to all residents.
