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Planning Commission

May 7, 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 — 23 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.org 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.org 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 0:03
  7. A.1. Moment of Silence ▶ jump to 0:09
  8. A.2. Pledge of Allegiance to the Flag ▶ jump to 0:16
  9. B. ROLL CALL ▶ jump to 0:46
  10. C. PUBLIC COMMENT ▶ jump to 2:26
  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 April 9, 2025 ACTION: Approving and filing the Planning Commission Minutes of April 9, 2025 25-349 approved Pass ▶ jump to 3:04
  15. E. PUBLIC HEARINGS AND ACTION ITEMS
  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: Conditional Use Permit #25-0006, initiated by AT&T Mobility, on behalf of The City of Merced, property owner. This application involves a request to construct a 55-foot-tall wireless communication tower in the form of a stealth mono-palm tree at 3400 Parsons Avenue, generally located at the northeast corner of Parsons Avenue and Brookdale Drive, with a General Plan designation of Open Space (OP-S), and a Zoning classification of (R-1-6) *PUBLIC HEARING* ACTION: Approve/Disapprove/Modify 1) Environmental Review #25-0002 (Categorical Exemption) 2) Conditional Use Permit #25-0006 SUMMARY AT&T Mobility is requesting approval to construct a 55-foot-tall wireless communication tower in the form of a stealth mono-palm tree at 3400 Parsons Avenue (Attachment D) within a Low Density Residential (R-1-6) Zone. The project is located at the northeast corner of Parsons Avenue and Brookdale Drive within the City’s Rahilly Park. Per Merced Municipal Code Land Use Table 20.58-2 - Review Procedures for Support Towers for Wireless Communication Facilities, a site plan review is required for stealth facilities within an R-1 Zone that are over 140% of the maximum height allowed within this zone. However, as described in the background section of this report, because the Site Plan Review Committee April 3, 2025, referred this request to the Planning Commission, the land use permit required is now a conditional use permit. Staff is recommending approval of this application subject to the conditions contained in the Staff Report. RECOMMENDATION Planning staff recommends that the Planning Commission approve Environmental Review #25-0002 (Categorical Exemption), and Conditional Use Permit #25-0006, including the adoption of the Draft Resolution at Attachment A, subject to the conditions in Exhibit A and the findings/considerations in Exhibit B. 25-302 approved Pass
  18. E.2 SUBJECT: General Plan Amendment #24-01, Northeast Yosemite Specific Plan Amendment #6, and Vesting Tentative Subdivision Map #1329 (“Paulson Ranch”), initiated by Stonefield Home, Inc., property owner. The General Plan Amendment would amend the Merced General Plan Transportation and Circulation Element by modifying the City of Merced Circulation Plan (Figure 4.1) and all associated maps and descriptions throughout the General Plan, to eliminate Destiny Drive (a collector road) from going through the subject site to Paulson Road (extension). The Northeast Yosemite Specific Plan Amendment would modify the design, layout, and circulation of the residential subdivision previously approved for this site. The Vesting Tentative Subdivision Map would subdivide approximately 39.12 acres into 104 residential lots (mostly between 6,000 and 7,000 square feet). The subject site is generally located on the south side of E. Cardella Road, 1,900 feet east of G Street. *PUBLIC HEARING* ACTION: PLANNING COMMISSION: Recommendation to City Council 1) Environmental Review #24-07 (Negative Declaration) 2) General Plan Amendment #24-01 3) Northeast Yosemite Specific Plan Amendment #6 Approve/Disapprove/Modify 1) Environmental Review #24-07 (Negative Declaration) 2) Vesting Tentative Subdivision Map #1329 [subject to City Council approval of General Plan Amendment #24-01, and Northeast Yosemite Specific Plan Amendment #6] SUMMARY The subject site is an undeveloped 39.12-acre parcel located in northeast Merced at 800 E. Cardella Road, located on the south side of Cardella Road, approximately 1,900 feet east of G Street. The General Plan Amendment is being requested to amend the City’s General Plan Circulation Element (Figure 4.1) (Attachment G) to eliminate the collector road of Destiny Drive that would go through the subject site. The Northeast Yosemite Specific Plan Amendment would modify the design, layout, and circulation of the residential subdivision previously approved for this site. The Vesting Tentative Subdivision Map would subdivide approximately 39.12 acres into 104 single family lots (mostly between 6,000 and 7,000 square feet). Staff is recommending approval with conditions. RECOMMENDATION General Plan Amendment, and Northeast Yosemite Specific Plan Amendment, Planning staff recommends that the Planning Commission recommend approval to the City Council of Environmental Review #24-07 (Negative Declaration), General Plan Amendment #24-01, Northeast Yosemite Specific Plan Amendment #6 (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 Planning staff recommends that the Planning Commission approve Environmental Review #24-07 (Negative Declaration) and Vesting Tentative Subdivision Map #1329 (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 the General Plan Amendment, and the Northeast Yosemite Specific Plan Amendment. 25-338 approved Pass ▶ jump to 63:30
  19. E.3 SUBJECT: Recommendation to adopt a Resolution of Denial for General Plan Amendment #24-02/ Site Utilization Plan Revision #3 to Planned Development #20/ Vesting Tentative Subdivision Map #1332 / Site Plan #551/ Minor Use Permit #24-13, initiated by Eric Gonsalves, on behalf of Yosemite 1380 LLC, property owner. ACTION: PLANNING COMMISSION: Adopt a Resolution to Recommend Denial to City Council for: 1) Environmental Review #24-25 (Negative Declaration) 2) General Plan Amendment #24-02 3) Site Utilization Plan Revision #3 to Planned Development #20 Adopt a Resolution of Denial for: 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 denial of General Plan Amendment #24-02, and Site Utilization Plan Revision #3 to Planned Development #20] SUMMARY On March 19, 2025, the Planning Commission held a public hearing regarding General Plan Amendment #24-02, Site Utilization Plan Revision #3 to Planned Development #20, Vesting Tentative Subdivision Map #1332, Site Plan #551, and Minor Use Permit #24-13. The public comment period was opened and residents from the surrounding area raised their concerns regarding the project and adequate time being given to review the project. The Planning commission voted unanimously to continue the item to the April 9th Planning Commission Hearing. At the April 9th Planning Commission Hearing, the Planning Commission directed staff to prepare a resolution of denial for General Plan Amendment #24-02, Site Utilization Plan Revision #3 to Planned Development #20, Vesting Tentative Subdivision Map #1332, Site Plan #551, Minor Use Permit #24-13 and associated environmental review based on the reasons provided by the Planning Commission. RECOMMENDATION General Plan Amendment and Site Utilization Plan Revision to Planned Development Planning staff recommends that the Planning Commission approve the Resolution to Recommend Denial 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. Vesting Tentative Subdivision Map, Site Plan Review, and Minor Use Permit Planning staff recommends that the Planning Commission approve the Resolution of Denial for Vesting Tentative Subdivision Map #1332, Site Plan #551 and Minor Use Permit #24-13. 25-320 approved Pass ▶ jump to 97:05
  20. F. INFORMATION ITEMS
  21. F.1 SUBJECT: Report by Deputy Director of Development Services of Upcoming Agenda Items ACTION Information only. 25-350 ▶ jump to 100:03
  22. F.2 SUBJECT: Calendar of Meetings/Events May 5 City Council, 6:00 p.m. 7 Planning Commission, 6:00 p.m. 19 City Council, 6:00 p.m. 21 Planning Commission, 6:00 p.m. Jun. 2 City Council, 6:00 p.m. 4 Planning Commission, 6:00 p.m. 16 City Council, 6:00 p.m. 18 Planning Commission, 6:00 p.m. 24 Bicycle and Pedestrian Advisory Committee, 4:00 p.m. 25-351 ▶ jump to 100:21
  23. G. ADJOURNMENT adjourned Pass ▶ jump to 101:30