Planning Commission Staff Report
Report Prepared by: Francisco Mendoza-Gonzalez, Senior Planner, Development Services Department
Title
SUBJECT: Vesting Tentative Subdivision Map #25-0008 (“Large Lot Map for Virginia Smith Trust Specific Plan (VST) Phase 1”) and Environmental Review #25-0029 (Categorical Exemption) initiated by applicant, Board of Education of the County of Merced, Trustee, property owner. This application involves a request to subdivide approximately 654 acres into 53 lots, with a Designated Remainder of approximately 285 acres. The subject site is generally located on the east side of Lake Road, approximately 5,000 feet north of E. Yosemite Avenue, with a General Plan designation of Virginia Smith Trust Specific Plan (VST SP) and a Zoning classification of Planned Development (P-D) #80; *PUBLIC HEARING*
ACTION: Approve/Disapprove/Modify
1) Environmental Review #25-0029 (CEQA Section 15162 and Categorical Exemption)
2) Vesting Tentative Subdivision Map #25-0008
RECOMMENDATION
Planning staff recommends that the Planning Commission approve Environmental Review #25-0029 (CEQA Section 15162 Findings and Categorical Exemption) and Vesting Tentative Subdivision Map #25-0008 - “Large Lot Map for VST Phase 1” (including the adoption of the Draft Resolution) subject to the conditions in Exhibit A, Standard Tentative Subdivision Map Condition in Exhibit B, and the findings/considerations in Exhibit C of Draft Resolution #4168 at Attachment A of this report (“Planning Commission Staff Report #25-985”).
Body
DISCUSSION
The subject site is located in northeast Merced, on the east side of Lake Road, approximately 5,000 feet north of East Yosemite Avenue (see location map at Attachment B).
The proposed Vesting Tentative Subdivision Map is a large-lot subdivision totaling approximately 654 acres, which would be divided into 53 lots and a “Designated Remainder” of approximately 285 acres. The proposal is consistent with the Virginia Smith Trust Specific Plan (VST SP) in terms of lot size, configuration, land use, and circulation.
The Large Lot Map, together with the Development Agreement (Attachment H) for the VST Specific Plan (Attachment F), establishes the backbone infrastructure required for each phase of development. This includes improvements to streets, sewer, water, storm drain/drainage, parks, etc. As shown at Attachment D, the project would be developed in two (2) phases. Phase 1 includes 5 sub-phases (Phase 1A through Phase 1E). The proposed Large Lot Map focuses on the development of Phase 1. Phase 2 is not part of the Development Agreement and would be assessed at a later day and be processed with its own large lot map.
Following approval of this large-lot subdivision, a small lot subdivision would be required to subdivide the large lots into smaller parcels for various uses, including single-family and multi-family residential developments, commercial development, parks, school, police/fire station, and open space. The large lot map would allows the applicant to convey individual parcels to individual builders and developers for the land uses shown on the specific pan.
In total, the Specific Plan includes approximately:
• Residential Uses - 410 acres (approximately 3,560 residential units not including density bonus)
• Commercial Uses - 44 acres (approximately 856,200 square feet of retail/office space)
• Open Space and Parks - 113 acres for open space and parks, 78 acres specifically for parks
• K-8 Elementary School - 19 acres
• Roads and other Infrastructure - 79 acres
According to the Development Agreement, each subdivision map (including subsequent small-lot maps) would have a lifespan out to 2054 with a possible 10-year extension out to 2064. This is much longer compared to the standard 2-year subdivision map life with extensions of up to 6 years. The applicant anticipates a long-term buildout of 10 to 20 years, but could vary depending on several factors such as market demand.
Lot Details
The proposed large-lot subdivision map would divide approximately 654 acres into 53 lots with a designated remainder of approximately 285 acres. The Virginia Smith Trust Specific Plan (VST) area is zoned Planned Development (P-D) #80 and includes a range of land uses featuring various residential densities and commercial designations. The proposed subdivision layout and circulation system are generally consistent with the adopted VST Specific Plan.
The large-lot configuration is primarily defined by arterial and collector roadways. As shown on the map in Attachment C, the main east-west roadways include Myers Gate Road along the northern boundary, Virginia Smith Parkway through the central portion of the plan area, and Cardella Road along the southern boundary. The primary north-south roadways include Lake Road, Campus Parkway, University Avenue, Golden Bobcat Avenue, Center Street, Kibby Road, and Brett Avenue. These major roads establish the general boundaries of the large lots, which are then further subdivided with small lot maps based on intended land uses.
The VST Specific Plan includes two major phases of development, Phase 1 and Phase 2. Phase 1 consists of five subphases-1A, 1B, 1C, 1D, and 1E-while Phase 2 is identified as a “Designated Remainder” on the large-lot map. Phase 2 represents approximately 45% of the total Specific Plan area and is located on the eastern portion of the site.
Land uses are generally organized with very low-density residential areas along the western portion of the map, medium- and high-density residential areas along the northern boundary, and commercial and office uses located north-south through the center of the plan area. Low- and medium-density residential uses are generally located along the southern portion of the site.
Findings
Attachment A includes the Draft Planning Commission Resolution, which also contains Exhibit C - Findings and Considerations. This section of the draft resolution addresses several topics related to the proposed development, including the required findings necessary to comply with General Plan and Zoning requirements.
For more detailed information, please refer to this section.
Below is a list of findings/considerations included in the draft resolution:
• Finding A - General Plan Compliance and Polices Related to this Application
• Finding B - Land Use Plan for entire VST Specific Plan
• Finding C - Parks and Open Space
• Finding D - Building Design and Development Standards
• Finding E - Phasing
• Finding F - Vesting Tentative Subdivision Map #25-008
• Finding G - Infrastructure
• Finding H - City Impact Fees and Specific Plan Impact Fees
• Finding I - Vehicle Miles Traveled
• Finding J - Biological Resources
• Finding K - Agriculture Resource and Interface
• Finding L - Affordable Housing Plan
• Finding M - Tentative Subdivision Map Requirements
• Finding N - Public Comments Received
• Finding O - Environmental Review
Project Description
Surrounding uses as noted in Attachment B.
|
Surrounding Land |
Existing Use of Land |
City Zoning Designation |
City General Plan Land Use Designation |
|
North |
UC Merced |
Public Facility (PF) |
School (SCH) |
|
South |
Agriculture |
Merced County Jurisdiction |
UC Community Plan - South (CP) |
|
East |
Undeveloped Land |
Merced County Jurisdiction |
Outside City’s Sphere of Influence |
|
West |
Single-Family Homes/Agriculture (across Lake Road) |
Merced County Jurisdiction |
Bellevue Community Plan (CP) |
Background
The property has been designated for development since 1995 when the first University Community (UCP) was adopted by the City and County. In 2020, the Governor signed Assembly Bill (AB) 3312 into law. This legislation allowed the City of Merced to annex the main UC Merced campus through a “road strip” annexation and established certain restrictions on future annexations along that road strip. However, the bill generally permits annexation of sites adjacent to the UC Merced campus, such as the Virginia Smith Trust (VST) site located directly south of the campus.
On January 2024, the City Council approved the Virginia Smith Specific Plan and voted to annex the site into the City limits. During the same meeting, the Council also adopted the Final Focused Supplemental Environmental Impact Report (State Clearinghouse No. 2001021056) for the VST Annexation (Environmental Review #23-44), the Findings of Fact (as required by CEQA Guidelines Section 15091); and approved the Mitigation Monitoring Program (Attachment G) and Statement of Overriding Considerations.
The proposed Large Lot Subdivision Map represents the next step in the entitlement review process. If the Planning Commission reviews and approves the large lot subdivision map, then the smaller subdivision maps can then be considered. The small lots would be the basis for more defined development like residential subdivisions. The applicant currently has five (5) small lot subdivision maps submitted for review-Phases 1A, 1B, 1C, 1D, and 1E. These maps are scheduled for subsequent Planning Commission review. Phase 2, which occupies approximately 45% of the specific plan, is shown as a “Designated Remainder” on the large lot subdivision map and would be processed in the future when the applicant is ready to make this request.
Findings and Considerations
Please refer to Exhibit C of the Draft Planning Commission Resolution at Attachment A.
ATTACHMENTS
A) Draft Planning Commission Resolution #4168
B) Location Map
C) Vesting Tentative Subdivision Map # 25-0008 for Large Lot Map for Virginia Smith Trust Specific Plan (VST) Phase 1
D) Phasing Map with Land Use Map
E) Land Use Plan for each Phase
F) Virginia Smith Trust Specific Plan
G) VST Mitigation Measures
H) VST Development Agreement
I) UC Merced Conservation Easement for Wetlands and Fairy Shrimp
J) MMC 18.16.080 - Information Required (for Tentative Subdivision Maps)
K) Public Comments
L) Environmental Review #25-0029 - CEQA 15162 Findings and Categorical Exemption
M) Presentation