SUBJECT: Conditional Use Permit #25-0018, Site Plan Review Permit #25-0010 and Minor Use Permit #25-0017, to approve the land use, development standards and allow for a deviation from the Residential Design Standards for multi-family development for an apartment complex with approximately 160 units. The subject site is generally located on the south side south of Cardella Road, between El Redondo Drive (future extension) and Horizon Avenue (future extension) initiated by Cesar Perez, on behalf of ISEA International, LLC, property owner. PUBLIC HEARING ACTION: Approve/Disapprove/Modify 1) Environmental Review #25-0040 (CEQA 15162 Findings and CEQA 15183 Exemption) 2) Conditional Use Permit #25-0018 3) Site Plan Review Permit #25-0010 4) Minor Use Permit #25-0017 SUMMARY The subject site consists of approximately 10.9 acres located in northwest Merced at 1250 W Cardella Rd (Attachment B). The applicant is requesting approval to construct a 160-unit apartment complex on an approximate 10.9-acre lot. Two of the 10.9 acres would be reserved for future commercial use. The subject site is within a Commercial Office (C-O) and Neighborhood Commercial (C-N) designation, which requires a conditional use permit for residential dwellings per the land use table at Merced Municipal Code 20.10.020 - Land Use Regulations for Commercial Zoning Districts. The subject site also requires a Minor Use Permit to deviate from the City’s design standards for multi-family dwellings (MMC 20.46.030 and 20.46.040). Planning staff has reviewed the proposal and is recommending approval subject to the conditions found within this report. The subject site is zoned Planned Development #50 and requires a Site Plan Review Permit to set the development standards within the Planned Development to accommodate the development of the proposed apartment complex (Merced Municipal Code Section 20.20.020-Q) RECOMMENDATION Planning staff recommends that the Planning Commission approve Environmental Review #25-0040 (CEQA 15162 Findings and CEQA 15183 Exemption), Conditional Use Permit #25-0018, Site Plan Review Permit #25-0010 and Minor Use Permit #25-0017, including the adoption of the Draft Resolution at Attachment A of Staff Report #25-1074, subject to the conditions in Exhibit A and the findings/considerations in Exhibit B.

Public Hearing Item Agenda Ready Introduced December 2, 2025

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