Report Prepared by: Valeria Renteria, Associate Planner, Development Services Department
Title
SUBJECT: Second Reading and Final Adoption of an Ordinance that Changes the Land Use Designation for 3.19 Acres from “Commercial Office” to “Self Storage” at 1380 East Yosemite Avenue and for 4.86 Acres from “Commercial Office” to “Residential” at 3595 Parsons Avenue, Generally Located at the Southwest Corner of East Yosemite Avenue and Parsons Avenue
REPORT IN BRIEF
Second Reading and Final Adoption of an Ordinance that Changes the Land Use Designation for 3.19 Acres from “Commercial Office” to “Self-Storage” at 1380 East Yosemite Avenue and for 4.86 Acres from “Commercial Office” to “Residential” at 3595 Parsons Avenue, Generally Located at the Southwest Corner of East Yosemite Avenue and Parsons Avenue
RECOMMENDATION
City Council - Adopt a motion adopting Ordinance 2585, An Ordinance of the City Council of the City of Merced, California, changing the land use designation for 3.19 acres from “Commercial Office” to “Self-Storage” at 1380 E. Yosemite Avenue and for 4.86 acres from “Commercial Office” to “Residential” at 3595 Parson Avenue, generally located at the southwest corner of E. Yosemite Avenue and Parsons Avenue.
Body
ALTERNATIVES
1. Approve, as directed by the City Council; or,
2. Approve subject to modifications as conditioned by City Council; or,
3. Deny; or,
4. Refer back to staff for reconsideration of specific items (to be addressed in the motion); or,
5. Continue to a future meeting (date and time to be specified in the motion).
AUTHORITY
Title 19 of the Merced Municipal Code outlines environmental review procedures and California Government Code Section 65358(a) grants authority to amend all or part of an adopted General Plan. The legislative body may amend zoning designations pursuant to California Government Code Section 65583. Merced Zoning Ordinance Section 20.20.020 grants the City Council authority to approve Planned Developments.
City of Merced Zoning Ordinance Section 20.74 - Appeals addresses the procedure for appealing a decision made by the Planning Commission.
CITY COUNCIL PRIORITIES
Not applicable.
DISCUSSION
History
The City Council, at its November 17, 2025 City Council meeting, held a duly noticed public hearing to consider Appeal #25-004 and affirmed in part, without prejudice, the appeal. After affirming in part, without prejudice, the appeal, the City Council introduced Ordinance 2585. The first reading was approved and is now before City Council for a second reading and final adoption.
Project Description
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). 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 to change the General Plan land use designation from Commercial Office (CO) to Business Park (BP) for 3.19 acres and from Commercial Office (CO) to Low Medium Density (LMD) residential for the remaining 4.86 acres. As well as changing the land use designation within Planned Development (P-D) #20 from Commercial Office to Self-Storage for 3.19 acres, and to Residential for the remaining 4.86 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 of a self-storage facility (approximately 500 storage units).
Environmental Review
Planning staff conducted an environmental review of the project in accordance with the requirements of the California Environmental Quality Act (CEQA) and concluded that Environmental Review #24-25 results in a Negative Declaration as the proposal would not have significant effects on the environment.
Planning Commission Action
The Planning Commission reviewed this proposal during a duly noticed public hearing at their May 7, 2025 Planning Commission meeting. After the hearing, the Planning Commission recommended denial to the City Council and denied the Project. The applicant filed an appeal to the City Council. City Council heard the appeal on July 7, 2025. After the hearing, the City Council remanded the Project back to the Planning Commission for reconsideration. The Planning Commission reconsidered this proposal at its September 17, 2025 Planning Commission meeting. After the September 17, 2025 duly noticed Planning Commission hearing, the Planning Commission recommended denial to the City Council for General Plan Amendment #24-02, and Site Utilization Plan Revision #3 to Planned Development (P-D) #20. The Commission failed to reach the requisite four (4) vote threshold for denial of recommendation of General Plan Amendment #24-02 and Site Utilization Plan Revision #3 to Planned Development (P-D) #20. Therefore, the recommendation is automatically deemed to be a recommendation of denial pursuant to Municipal Code Section 20.82.040 (B). In addition, the Commission denied recommendation of Site Utilization Plan Revision #3 to Planned Development (P-D) #20.
By separate motion, the Commission voted 3-2 in favor of approving Vesting Tentative Subdivision Map #1332, Site Plan Review Permit #551, and Minor Use Permit #24-13 and Environmental Review #24-25 (Negative Declaration). Pursuant to City of Merced Municipal Code Section 20.64.040(e), the Site Review Permit and Minor Use Permit are deemed denied by the Commission, since those two entitlements failed to receive the required four (4) affirmative votes. However, the Vesting Tentative Subdivision Map and Environmental Review are deemed approved, since approval of a Vesting Tentative Subdivision Map and Environmental Review (Negative Declaration) only requires a simple majority approval. After the denial, the applicant filed Appeal #25-0004 appealing the recommended denial of General Plan Amendment #24-02, and Site Utilization Plan Revision #3 to Planned Development (P-D) #20 and the denial of Site Plan Review Permit #551 and Minor Use Permit #24-13 to the City Council.
IMPACT ON CITY RESOURCES
No appropriation of funds is needed. This property will be required to be part of the City’s Community Facilities District (CFD) for Services and would pay all applicable Public Facilities Impact Fees.
ATTACHMENTS
1. Ordinance 2585