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Planning Commission

September 17, 2025 ·6:00 PM Final

City Council Chamber, 2nd Floor, Merced Civic Center, 678 W. 18th Street, Merced, CA 95340

Agenda PDF 📹 Watch video Official record ↗

Agenda — 25 items

  1. 1 NOTICE TO PUBLIC
  2. 2 WELCOME TO THE MEETING OF THE MERCED PLANNING COMMISSION
  3. 3 At least 72 hours prior to each regular Planning Commission meeting, a complete agenda packet is available for review on the City's website at www.cityofmerced.gov or at the Planning Division Office, 678 W. 18th Street, Merced, CA 95340. All public records relating to an open session item that are distributed to a majority of the Commission will be available for public inspection at the Planning Division Office during regular business hours. The Planning Commission also serves as the Board of Zoning Adjustment and the Design Review/Historic Preservation Commission. Assisted hearing devices are available for meetings held in the Council Chamber.
  4. 4 PUBLIC COMMENT: OBTAIN SPEAKER CARD FROM THE CLERK
  5. 5 Members of the audience who wish to address the Planning Commission are requested to complete a speaker card available at the podium against the right-hand side of the Council Chamber. Please submit the completed card to the Clerk before the item is called, preferably before the meeting begins. Speakers will be called up, 3 to 5 at a time, in the order in which the forms are received. Please use the microphone and state your name and city of residence for the record. For permits, licenses, and other entitlements, the applicant will be allowed 15 minutes (including rebuttal), the appellant/leader of the opposition will be allowed 15 minutes (including rebuttal), and all other speakers shall have 3 minutes each, unless the number of speakers is over 10, which in that case, comments shall be limited to 2 minutes each. For all other issues, for 3 or less speakers, 3 minutes each and for over 10 speakers, 2 minutes each shall be allotted. A timer clock is located above the City Council dais illuminating the remaining time. Once the buzzer sounds, please be courteous and conclude your remarks. Material may be emailed to planningweb@cityofmerced.gov no later than 1 PM on the day of the meeting. Please specify which portion of the agenda you are commenting on, for example, Item # or Oral Communications. Your comments will be presented to the Planning Commission at the appropriate time. Any correspondence received after 1 PM will be distributed to the Planning Commission and retained for the official record.
  6. A. CALL TO ORDER ▶ jump to 0:01
  7. A.1. Moment of Silence ▶ jump to 0:06
  8. A.2. Pledge of Allegiance to the Flag ▶ jump to 0:19
  9. B. ROLL CALL ▶ jump to 0:48
  10. C. PUBLIC COMMENT ▶ jump to 3:17
  11. 11 Members of the public who wish to speak on any matter not listed on the agenda may speak during this portion of the meeting and will be allotted 3 minutes. The Chairperson may, at their discretion, reduce the time to 2 minutes if there are more than 10 speakers, in order to accommodate as many speakers as possible. State law prohibits the Planning Commission from acting at this meeting on any matter raised during the public comment period. Members of the public who wish to speak on a matter that is listed on the agenda will be called upon to speak during discussion of that item. Please submit a Request to Speak card prior to the item being called.
  12. D. CONSENT CALENDAR
  13. 13 Adoption of the Consent Calendar may be made with one motion of the Planning Commission provided that any Planning Commission member, individual, or organization may request removal of an item from the Consent Calendar for separate consideration. If a request for removal of an item from the Consent Calendar has been received, the item will be discussed and voted on separately. With Consent items, there is generally no staff presentation but staff is available for questions.
  14. D.1 SUBJECT: Planning Commission Minutes of August 6, 2025 ACTION: Approving and filing the Planning Commission Minutes of August 6, 2025 25-852 approved Pass ▶ jump to 3:29
  15. E. PUBLIC HEARINGS
  16. 16 Members of the public who wish to speak on public hearings listed on the agenda will be heard when the Public Hearing is opened, except on Public Hearing items previously heard and closed to public comment. After the public has commented, the item is closed to further public comment and brought to the Commission for discussion and action. Further comment will not be received unless requested by the Commission.
  17. E.1 SUBJECT: Vesting Tentative Subdivision Map #25-0003, initiated by Paramjit Singh and Jaswinder Kaur, property owners. This application involves a request to subdivide approximately 3.38 acres of land at 2500 E Childs Avenue,into 17 residential lots generally ranging in size between 6,200 square feet and 14,579 square feet. This subject site is generally located south of East Childs Avenue, approximately 500 feet east of Brimmer Road, with a General Plan designation of Low Density Residential (LD), and a Zoning classification of Low Density Residential (R-1-5). **PUBLIC HEARING** ACTION: Approve/Disapprove/Modify 1) Environmental Review #25-0022 (Categorical Exemption) 2) Vesting Tentative Subdivision Map #25-0003 SUMMARY The applicant is proposing a vesting tentative subdivision map for 17 low density residential lots at 2500 E. Childs Avenue. The subject site is generally located, south of East Childs Avenue, approximately 500 feet east of Brimmer Road (Attachment B). The proposed subdivision would subdivide approximately 3.38 acres of land into 17 residential single-family lots generally ranging in size from 6,200 square feet to 14,579 square feet. Planning staff, along with other City staff, have reviewed the project and recommend approval subject to conditions. RECOMMENDATION Planning staff recommends that the Planning Commission approve Environmental Review #25-0022 (Categorical Exemption) and Vesting Tentative Subdivision Map #25-0003 (including the adoption of the Draft Resolution) subject to the conditions in Exhibit A and the findings/considerations in Exhibit B of Draft Resolution #4165 at Attachment A. 25-654 withdrawn ▶ jump to 4:44
  18. E.2 SUBJECT: Conditional Use Permit #25-0015, submitted by Malek Mosleh, on behalf of Chanana Sham & Meenu Trustee, property owners. This application involves a request for tobacco sales (for off-site consumption) for a new convenience market at 1277 V Street, Suite B. The subject site is generally located at the southwest corner of V Street and McSwain Road (turns into 13th Street going east), with a General Plan Designation of Thoroughfare Commercial (CT) and a Zoning classification of Thoroughfare Commercial (C-T). *PUBLIC HEARING* ACTION: Approve/Disapprove/Modify 1) Environmental Review #25-0021 (Categorical Exemption) 2) Conditional Use Permit #25-0015 SUMMARY Malek Mosleh is requesting approval to operate a convenience market with tobacco sales for off-site consumption at 1277 V Street, Suite B. The convenience market would be located within an approximate 950-square-foot commercial suite. A conditional use permit is required for “tobacco sales” for off-site consumption for sites within 600 feet of a “youth center” per Merced Municipal Code Section 20.44.160 – Tobacco Sales Prohibited Near Schools. The youth center located near the convenience market is Dennis Chavez Memorial Park. The primary use of a convenience market is principally permitted within the site’s Zoning classification of Thoroughfare Commercial (C-T), and General Plan designation of Thoroughfare Commercial (CT), but tobacco sales for off-site consumption requires conditional use permit approval from the Planning Commission. Staff is recommending approval of this application subject to conditions. RECOMMENDATION Planning staff recommends that the Planning Commission approve Environmental Review #25-0021 (Categorical Exemption) including the adoption of the Draft Resolution at Attachment A subject to the conditions in Exhibit A and the findings/considerations in Exhibit B. 25-789 approved Pass ▶ jump to 45:08
  19. E.3 SUBJECT: General Plan Amendment #24-02/ Site Utilization Plan Revision #3 to Planned Development #20/ Vesting Tentative Subdivision Map #1332 / Site Plan Review Permit #551/ Minor Use Permit #24-13, initiated by Eric Gonsalves, on behalf of Yosemite 1380 LLC, property owner. The General Plan Amendment would change the General Plan land use designation from Commercial Office (CO) to Business Park (BP) for 3.02 acres and from Commercial Office (CO) to Low Medium Density (LMD) residential for the remaining 4.85 acres. The Site Utilization Plan Revision would change the land use designation within P-D #20 from Commercial Office to Self-Storage for 3.02 acres and to Residential for the remaining 4.85 acres. The Minor Use Permit would be for interface review to allow commercial development adjacent to or across from a Low Density Residential (R-1-6) Zone. The Site Plan Review Permit would allow the development a self-storage facility (approximately 500 storage units). The vesting tentative subdivision map would divide the self-storage from the residential lots and create the 28 residential lots. *PUBLIC HEARING* ACTION: PLANNING COMMISSION: Recommendation to City Council: 1) Environmental Review #24-25 (Negative Declaration) 2) General Plan Amendment #24-02 3) Site Utilization Plan Revision #3 to Planned Development #20 Approve/Disapprove/Modify: 1) Environmental Review #24-25 (Negative Declaration) 2) Vesting Tentative Subdivision Map #1332 3) Site Plan Review Permit #551 4) Minor Use Permit #24-13 [subject to City Council approval of General Plan Amendment #24-02, and Site Utilization Plan Revision #3 to Planned Development #20] SUMMARY The Project site consists of two parcels that total approximately 8.05 acres located at 1380 Yosemite Avenue (APN: 006-050-068) and 3595 Parsons Avenue (APN: 006-050-072) (Attachment C). The subject site has a General Plan designation of Commercial Office (CO) and a Zoning classification of Planned Development(P-D) #20. The subject site is surrounded by a variety of uses which include residential to the east, south, and west, a religious institution to the north and University Surgery Center adjacent northeast of the project site. The applicant is requesting approval to develop 28 single-family homes and a self-storage facility. Of the 28 residential lots, lots 1-15 would be single story homes and lots 16-28 would be a mix of single- and two-story homes. The proposed residential lots would range in size between 4,365 square feet and 8,930 square feet. These lots would be located within the southern portion of the subject site on approximately 4.85 acres. The remaining 3.02 acres would be used to establish a self-storage facility with 500 storage units. The applicant has provided a site plan, floor plan, and elevations (Attachments E and F) for this proposal. RECOMMENDATION General Plan Amendment and Site Utilization Plan Revision to Planned Development Planning staff recommends that the Planning Commission make a recommendation to the City Council of Environmental Review #24-25 (Negative Declaration), General Plan Amendment #24-02, and Site Utilization Plan Revision #3 to Planned Development #20 (including the adoption of the Draft Resolution at Attachment A) subject to the conditions in Exhibit A and the findings/considerations in Exhibit B of the Draft Resolution. Vesting Tentative Subdivision Map, Site Plan Review Permit, and Minor Use Permit Planning staff recommends that the Planning Commission approves Vesting Tentative Subdivision Map #1332, Site Plan Review Permit #551 and Minor Use Permit #24-13 (including the adoption of the Draft Resolution at Attachment B) subject to the conditions in Exhibit A, the findings/considerations in Exhibit B of the Draft Resolution, and contingent upon City Council approval of General Plan Amendment #24-02 and Site Utilization Plan Revision #3 to Planned Development (P-D) #20. 25-835 denied Fail ▶ jump to 52:04
  20. F. ACTION ITEMS
  21. F.1 SUBJECT: Cancellation of October 8, 2025, Planning Commission Meeting due to a lack of items ACTION: Cancel the Planning Commission Meeting of October 8, 2025 25-851 approved Pass ▶ jump to 135:17
  22. G. INFORMATION ITEMS
  23. G.1 SUBJECT: Report by Acting Planning Manager of Upcoming Agenda Items ACTION Information only. 25-853 ▶ jump to 137:17
  24. G.2 SUBJECT: Calendar of Meetings/Events Sept. 15 City Council, 6:00 p.m. 17 Planning Commission, 6:00 p.m. Oct. 6 City Council, 6:00 p.m. 8 Planning Commission, 6:00 p.m. (To be cancelled) 20 City Council, 6:00 p.m. 22 Planning Commission, 6:00 p.m. Nov. 3 City Council, 6:00 p.m. 5 Planning Commission, 6:00 p.m. 17 City Council, 6:00 p.m. 19 Planning Commission, 6:00 p.m. (May be cancelled) 25-854 ▶ jump to 138:54
  25. H. ADJOURNMENT adjourned Pass ▶ jump to 139:24