The Gustine Planning Commission held a public workshop on Thursday, April 25, to discuss potential options for establishing downtown design standards. The effort aims to enhance the appearance of Main Street, strengthen Gustine’s community identity, and support future growth.
Planning Commission Chair Thomas Gomes, Commissioners Renee Duprel and Darrell Lackey, and Ex-Officio Council Member Mark Melville attended the meeting, while Commissioner Phaidra Medeiros was absent. Chair Gomes emphasized that the workshop was an opportunity for discussion and no votes would be taken. “We’re not voting tonight,” Gomes said. “This is based on input from previous meetings — it’s a chance to continue the conversation and bring it toward a future outcome.”
Planning staff presented three approaches for consideration. Option 1, design guidelines, would serve as an advisory document suggesting aesthetic improvements without legal enforcement. Option 2, a downtown design overlay, would create enforceable design standards as part of the zoning code. Option 3, a downtown specific plan, would provide a comprehensive approach addressing design, land use, circulation, and economic development, but would require a significant investment of time and money.
Staff explained that since most of downtown Gustine is already fully developed, any changes would focus on facades, signage, landscaping, and minor exterior improvements, rather than new construction. They emphasized the importance of determining the appropriate balance of guidance, regulation, and financial commitment for Gustine.
During public comment, Zachery Ramos, representing the Gustine Traveling Library Headquarters and the Gustine Business Association, expressed support for Option 2. “Option two seems to be the most proactive in my eyes as a business owner downtown,” Ramos said. “I understand that adopting Option 2 could mean I lose some things that don’t fit the new policy, like my little gate in front of the plants. But I’m willing to make changes if it means achieving something that looks uniform and brings people downtown.”
The commissioners discussed the options following public comment. Chair Gomes and Commissioner Darrell Lackey both voiced support for Option 2. “I don’t like Option 1,” Lackey said. “I like Option 2 because when new people come in, we want them to feel that they’re in Gustine and enjoy being here. Option 3 would be ideal — I’m a lofty person — but it takes too much time, too much money, and we don’t have those resources. So Option 2, for me right now, is the more feasible one to move forward.”
Staff clarified that an overlay would include enforceable standards through the zoning code, while guidelines would offer only non-binding suggestions. Enforcement under an overlay would depend on clear and objective standards defined by the commission, with compliance triggered by actions such as facade renovations or new signage.
Commissioner Duprel raised concerns about vacant properties on Main Street, noting that eleven buildings remain empty. “Until we get owners to rent, sell, or use them, we’re going to have a hard time making real change,” she said. However, she stressed the importance of having a vision in place for when opportunities arise.
Council Member Melville highlighted the need for flexibility, pointing to examples like Chowchilla’s downtown design efforts, which balanced aesthetic improvements with practicality. He also suggested hosting a meeting at the Gustine Community Center to gather input directly from business owners and organizations such as the Chamber of Commerce.
Chair Gomes supported the idea of holding a town hall or open house, stating that feedback from the business community is essential. “If the majority of businesses don’t want this, we need to know now,” he said.
The workshop marked the beginning of a longer process that will include additional public outreach, community input, and further refinement of options. The Planning Commission is expected to revisit the issue before making any formal recommendations to the Gustine City Council. Staff emphasized the importance of taking incremental steps to ensure the community and commission are aligned on the best path forward. “This is just the beginning,” staff said. “Baby steps — we don’t want to spin wheels or bring something forward that the Commission and community don’t want.”
