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Council approves Overland Trail subdivision final plan for 50 homes
Summary
The council adopted Resolution 7059 approving final development plan 2025-01 for the Overland Trail (Mission Village Estates) subdivision — 50 single-family lots on 7.8 acres — approving rolled-curb at driveway approaches only and noting required mitigation and Caltrans intersection improvements.
The Los Banos City Council voted to approve final development plan 2025-01 (Resolution 7059) for the Overland Trail Subdivision, allowing 50 single-family residential lots on approximately 7.8 acres.
City planning staff described the project as an infill development consistent with nearby residential character, featuring a range of lot sizes (about 3,700–10,000 square feet), 21 distinct elevation styles and a net density of roughly 8.96 dwelling units per net acre. Staff said the applicant sought permission for rolled curbs throughout the subdivision but recommended restricting rolled curb to driveway approaches to avoid encouraging parking on sidewalks and conflicts with hydrants and streetlights.
“Staff is requesting that the rolled curb is limited to driveway frontage areas only,” the community development director said, citing experience with rolled curbs that allow vehicles to park on sidewalks and create infrastructure conflicts.
Public commenters questioned school capacity near Grasslands Elementary, emergency-vehicle access, drainage and whether a pocket park could be included. The applicant’s representative, Matthew Rogers of Benchmark Engineering, addressed access and drainage, saying curbs and street width provide the required travel lanes and flow lines to maintain drainage.
Councilmembers discussed past narrow-street problems in older developments and noted updated right-of-way standards for new construction (52-foot ROW with a 36-foot curb-to-curb street and 10-foot lanes). After public comment and council questions, a motion to adopt Resolution 7059 passed by voice vote.
The resolution approves the final development plan subject to conditions that limit rolled curb to driveway approaches, require standard vertical curb elsewhere, and ensure mitigation measures and impact fees (including school impact fees) are applied as required by CEQA and the vesting tentative map. Caltrans is designing a permanent roundabout at Wilmot/State Route 165 for construction completion expected in 2029; a developer-required temporary roundabout is expected in 2027.
