25-270
SUBJECT: Vesting Tentative Subdivision Map #1335 (“Bellevue Ranch North Village 24”) initiated by Benchmark Engineering, applicant for Hostetler Investments, LLC, property owner. This application involves a request to subdivide approximately 17.90 acres into 55 single-family lots within a gated community. The lots would range in size from approximately 8,000 square feet to approximately 18,000 square feet. The subject site is generally located on the west side of G Street, south of E. Old Lake Road, within Planned Development (P-D) #42, with a General Plan designation of Low Density Residential (LD); *PUBLIC HEARING*. ACTION: Approve/Disapprove/Modify 1) Environmental Review #24-41 (CEQA 15162 Findings) 2) Vesting Tentative Subdivision Map #1335 SUMMARY Planning Commission Meeting of March 19, 2025 During the Planning Commission Meeting of March 19, 2025, the Planning Commission voted to continue this item to the Planning Commission Meeting of April 9, 2025. Information regarding the Public Hearing Notice process can be found at Attachment A (Draft Planning Commission Resolution #4148) under Finding J - Tentative Subdivision Map Requirements/Public Comments Received. Reasons for Vesting Tentative Subdivision Map Denial Title 18 of the Merced Municipal Code outlines the conditions under which a Tentative Subdivision Map (TSM) may be denied. Below are the relevant provisions: Reasons for Disapproval of a TSM, as outlined in Title 18: · 18.12.130 - Length of Block: A Tentative Subdivision Map may be disapproved if it includes blocks longer than 600 feet or cul-de-sacs exceeding 300 feet in length. (Ord. 1342 § 2 (part), 1980: prior code § 25.24 (part)). · 18.18.030 - Consistency: No land shall be subdivided or developed under a vesting tentative map for any purpose that is inconsistent with the general plan, applicable specific plans, or other provisions of Title 20 or this code. (Ord. 1604 § 1 (part), 1986). In this case, the applicant’s proposal does not contain any blocks exceeding 600 feet in length or cul-de-sacs longer than 300 feet. Furthermore, the proposal is consistent with the General Plan designation, zoning classification, and the Bellevue Ranch Master Plan Development, which governs this site. The Subdivision Map Act further notes that a map could be denied based on public health and safety concerns, as outlined below: Public Health and Safety Concerns: · Section 66474(b): This section allows for denial if the proposed subdivision design or improvements are determined to be detrimental to public health, safety, or welfare, including concerns regarding inadequate infrastructure or unsafe conditions. As part of the development review process, the City’s Police and Fire Departments reviewed this proposed Tentative Subdivision Map and did not express any concerns related to public health or safety. Both departments noted they could adequately serve this site with the conditions included in the draft Planning Commission Resolution #4148. Project Summary The subject site is located west of G Street, south of E. Old Lake Road, as shown at Attachment B. The proposed subdivision would subdivide approximately 17.90 acres of land into 55 single-family lots within a gated community (Attachment C). The lots would generally range in size between 8,000 square feet and 18,000 square feet, with most of the lots being approximately 10,000 square feet. This subject site is part of the Bellevue Ranch Master Development Plan and is commonly referred to as Village 24 (Attachment E). This subdivision would be the second phase of a gated community. The first phase of the gated community was approved in 2019 by the Planning Commission (Village 23 - 58 single-family lots on 23.20 acres) and is currently pending construction. Together Villages 23 and 24 would total 113 single-family lots within this gated community. RECOMMENDATION Planning staff recommends that the Planning Commission approve Environmental Review #24-41 (CEQA Section 15162 Findings) and Vesting Tentative Subdivision Map #1335 - “Bellevue Ranch North Village 24 ” (including the adoption of the Draft Resolution) subject to the conditions in Exhibit A and the findings/considerations in Exhibit B of Draft Resolution #4148 at Attachment A of Planning Commission Staff Report #25-077.
- Committee
- Planning Commission
- Introduced
- March 27, 2025
- On agenda
- April 9, 2025
- Passed
- April 9, 2025