Report Prepared by: Francisco Mendoza-Gonzalez, Acting Principal Planner, Development Services Department
Title
SUBJECT: Public Hearing - General Plan Amendment #24-01, and Northeast Yosemite Specific Plan Amendment #6 (“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 at 800 E. Cardella Road to Paulson Road (Extension). The Northeast Yosemite Specific Plan Amendment Would Modify the Design, Layout, and Circulation of the Residential Proposal Previously Approved for this Site. This Request Would Allow the Subdivision of Approximately 39.12 Acres into 104 Residential Lots (Mostly Between 6,000 and 7,000 Square Feet) and Additional Lots for a Storm Basing and Open Space; and the Subject Site is Generally Located on the South Side of E. Cardella Road, Approximately 1,900 Feet East of G Street
REPORT IN BRIEF
The subject site is an undeveloped 39.12-acre parcel located in northeast Merced at 800 E. Cardella Road, generally located on the south side of Cardella Road, approximately 1,900 feet east of G Street (Attachment 1). The General Plan Amendment is being requested to amend the City’s General Plan Circulation Element (Figure 4.1 - Attachment 2 and 3) to eliminate the collector road of Destiny Drive that would go through the subject site at 800 E. Cardella Road to Paulson Road (extension). The Northeast Yosemite Specific Plan Amendment would modify the design, layout, and circulation of the specific plan previously approved for this site.
This request would allow the subdivision of approximately 39.12 acres into 104 single family lots (mostly between 6,000 and 7,000 square feet) that was approved by the Planning Commission on May 7, 2025 (Attachments 8 and 9). The scope of Council’s action would not include the vesting tentative subdivision map for Paulson Ranch, but rather would be limited to the General Plan Amendment regarding an amendment to the City’s Circulation Element/Plan (Figure 4.1), and an amendment to the Northeast Yosemite Specific Plan.
RECOMMENDATION
City Council - Adopt a motion adopting Resolution 2025-47, A Resolution of the City Council of the City of Merced, California, approving Northeast Yosemite Specific Plan Amendment #6, and approving General Plan Amendment #24-01 to amend the Merced General Plan Transportation and Circulation Element, which would modify the City of Merced’s Circulation Plan (Figure 4.1) and all associated maps and descriptions throughout the General Plan to eliminate the portion of Destiny Drive going through 800 E. Cardella Road to Paulson Road (extension) and approving an Environmental Review #24-07 (Negative Declaration).
Body
ALTERNATIVES
1. Approve, as recommended by the Planning Commission and staff; 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.
CITY COUNCIL PRIORITIES
Not applicable.
DISCUSSION
Project Description
The subject site is an approximately 39.12-acre parcel (APN: 231-010-021) located at 800 E. Cardella Road (Attachment 1). The subject site is generally located on the south side of E. Cardella Road, 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) to eliminate the collector road of Destiny Drive planned to go through the project site. Due to wetland constraints on the eastern portion of the subject site, Destiny Drive would not be able to go through the project site out to Paulson Road (extended with this project). Gallaway Enterprises conducted a field survey and identified areas where historical flooding from adjacent waterways created wetlands. The map at Attachment 4 identifies the wetland areas. The proposed subdivision (Paulson Ranch) is designed to avoid these areas (Attachment 5).
The subject site has two General Plan designations of Low Density Residential (LD) and High-Medium Density Residential (HMD), and two Zoning classifications of Low Density Residential (R-1-6) and Medium Density Residential (R-3-2). The subject site is surrounded by a variety of uses which includes to the west by Cruickshank Middle School and undeveloped land, to the south by single-family homes, to the east by undeveloped land, and to the north (across from E. Cardella Road) by agricultural land.
The requested amendment to the Northeast Yosemite Specific Plan would allow modifications to currently approved residential subdivision design for this site (Attachment 6). Due to avoidance areas identified at Attachment 4 the developer has to propose a new subdivision layout that avoids wetland areas.
If the General Plan Amendment and Specific Plan Amendment are approved, the applicant would be able to develop 104 single-family homes based on the Planning Commission approval of Vesting Tentative Subdivision Map #1329 (approved May 7, 2025). The lots within this map would generally range in size between 6,000 square feet and 14,250 square feet, with the majority of the lots being between 6,000 square feet and 7,000 square feet. The General Plan designations of Low Density Residential (LD) and High-Medium Density Residential (HMD) are primarily intended for residential uses. The LD designation allows a residential density between 2 and 6 units per acre, and the HMD designation allows residential density up to 24 dwelling units per acre. The HMD portion of the Project has a density of approximately 4 dwelling units per acre and the LD portion has a density of approximately 3 units per acre, both below the maximum density allowed for each designation. The HMD portion of the project could have a higher density if two or three units are developed on each lot, however, that would put the density at around 12 units per acre, well below the maximum 24 units per acre allowed within the HMD designation.
Planning Commission Action
The Planning Commission reviewed this proposal during the Planning Commission Meeting of May 7, 2025. The applicant’s representative spoke in favor of the project and no one spoke in opposition. The Planning Commission voted to recommend approval to the City Council for the proposed General Plan Amendment and Northeast Yosemite Specific Plan Amendment #6 by a vote of 5-0-0 with 1 absence and 1 vacancy in the Planning Commission (refer to Planning Commission Resolution #4144 at Attachment 7). In addition, the Planning Commission approved Vesting Tentative Subdivision Map #1329 to subdivide the subject site (approximately 39.12 acres) into 104 lots (most lots between 6,000 square feet and 7,000 square feet) by the same vote (refer to Planning Commission Resolution #4145 at Attachment 8). The Vesting Subdivision Map is contingent upon City Council approval of the General Plan Amendment and Specific Plan Amendment. Planning Commission Staff Report #25-338 is provided at Attachment 9.
Site Design of Vesting Subdivision Map #1329 (Approved by Planning Commission)
As noted above, Vesting Tentative Subdivision Map #1329 (Paulson Ranch) was approved by the Planning Commission on May 7, 2025, and that approval is contingent upon City Council approving General Plan Amendment #24-01, and Northeast Yosemite Specific Plan Amendment #6. As shown on Attachment 5, the proposed subdivision includes two interior east/west streets, six cul-de-sacs, and two north/south streets. There would be a masonry block wall around the northern and eastern portions of the subdivision on the back of the lots along Paulson Road and Cardella Road. Paulson Road would provide access to other arterial streets such as Cardella Road (north) and Yosemite Avenue (south).
The Cotton Wood Bike Path Easement (25 feet wide) would be located on the south side of Cotton Wood Creek. On the north side of the creek would be a storm basin shown as Lot B (approximately 0.85 acres). Lot A (approximately 5.18 acres) would be located within the northeast portion of the subject site and would be remain undeveloped, as a field survey by Gallaway Enterprise found this area contained wetlands to be avoided.
The interior local streets would have 59 feet of right-of-way that includes 34-foot-wide roads, and on both sides of the street contain a 7-foot-wide park strip, 5-foot-wide sidewalk, and 10-foot-wide public utility easement. Portions of the perimeter of the subdivision would be surrounded by a masonry block wall along Paulson Road and Cardella Road.
Elevations
The developer has yet to submit building designs for the residential lots (104 lots). These homes shall be required to comply with the City’s minimum design standards for single-family homes as required under Merced Municipal Code Section 20.46.020 - Design Standards for Single-Family Dwellings and Mobile Homes (see Attachment 8 - Condition #13 of Planning Commission Resolution #4145).
General Plan Compliance and Zoning Code Compliance
The General Plan Amendment portion of this application would amend the General Plan’s Circulation Element (Figure 4.1) to eliminate Destiny Drive (a collector road) from the project site, as this road would not be able to extend through the site eastward to Paulson Road due to wetland constraints within the subject site (see Attachment 4). The General Plan Amendment portion of this application would not amend any of the General Plan land use designations within the project site.
In addition, this request does not include any changes to the current zoning classifications for this site of R-1-6 and R-3-2. The proposed subdivision (Paulson Ranch) approved by the Planning Commission on May 7, 2025, would create 104 residential lots on 39.12 acres. This subdivision complies with the General Plan designations of Low Density Residential (LD) and High to Medium Density Residential (HMD) for this site. The maximum number of units allowed for this site would be approximately 655, the proposed 104 units is below the maximum allowed for this site.
The proposed subdivision would achieve the following General Plan Land Use Policies:
L-1.2 Encourage a diversity of building types, ownership, prices, designs, and site plans for residential areas throughout the City.
L-1.3 Encourage a diversity of lot sizes in residential subdivisions.
L-1.8 Create livable and identifiable residential neighborhoods
Traffic Circulation
The project site consists of an undeveloped lot totaling approximately 39.12 acres. The project site fronts an arterial road (E. Cardella Road), with the nearest north-south road being Paulson Road (collector road) currently terminating south of the project site, but would be extended through the subject site up to Cardella Road with this development. Paulson Road would go up to Cardella Road and down to Yosemite Avenue. Yosemite Avenue and Cardella Road are both designed to carry large volumes of traffic going east/west through a large portion of the community. The subject site is half a mile east of G Street, which provides access to Highway 99 that connects Merced with other regional communities throughout the State.
The interior roads within the subdivision include two east/west roads, six cul-de-sacs, and two north/south roads. As shown at Attachment 5, Streets/Courts A through J (except for Street D) would be designed to Local Street standards with 59 feet of right-of-way, which includes street, curb, gutter, park strip, sidewalk, and a public utility easement. Street D would have 100 feet of right-of-way. Paulson Road and Cardella Road would have 84 feet and 148 feet of right-of-way respectively, and include a 6-foot-tall masonry block wall.
The General Plan would allow a maximum of 655 units within the subject site. The proposed 104 units would generate less vehicle traffic compared to the maximum density allowed. According to Trip Generation (ITE Report), the average daily trips per unit is 6.59. The proposed project at 104 units would generate approximately 16% of the average daily trips compared to the maximum density allowed by the General Plan. The existing and proposed street network could adequately serve this proposal, and the proposed elimination of Destiny Drive through the site would not significantly impact the vehicle circulation in the area.
In addition, there are several walkable locations within a ¼ mile of the subject site, which include Davenport Park, Cruickshank Middle School, Dignity Health Hospital, Merced College, and the Yosemite & G Crossing Shopping Center (under construction in phases). The existing street network could adequately serve this proposal as it was designed to accommodate a much larger maximum number of units. In addition, the extension of Paulson Road to Cardella Road would provide direct access to existing residents in the neighborhood wanting to travel north, improving the street network in the area.
Improvements
The developer would be required to install all streets, utilities, and other improvements within the subdivision and around the subdivision to be up to City Standards (Attachment 8 - Conditions #27 and #30). This includes connecting roads to the subdivision such as Paulson Road and Dunn Road.
Neighborhood Impact
The subject site is surrounded by a variety of uses which includes to the west by Cruickshank Middle School and undeveloped land, to the south by single-family homes, to the east by undeveloped land, and to the north (across from E. Cardella Road) by agricultural land. The subject site’s current land use designation is residential (at various densities) and would allow a maximum of 655 residential units. The proposed Paulson Ranch subdivision is consistent with the current land use designation, and at 104 single-family homes would be below the maximum number of residential units allowed for this site. There are several existing residential subdivisions to the south. This development is not expected to alter the character of the neighborhood or introduce uses that don’t already exist in the neighborhood.
Public hearing notices were sent to all property owners within 300 feet of the project site. At the time that this report was prepared, the City had not received any comments regarding this project or for when the Vesting Tentative Subdivision Map went to the Planning Commission on May 7, 2025.
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 #24-07 results in a Negative Declaration as the proposal would not have an effect on the environment, and does not require the preparation of an Environmental Impact Report. A copy of the Initial Study with a Negative Declaration can be found at Attachment 10.
Background
The subject site (approximately 39.12 acres) was annexed into the City in 1990, as part of Yosemite Annexation #3 (Annexation No. 173). This annexation incorporated approximately 302 acres of land into the City limits. In conjunction with the annexation, a specific plan was adopted for the annexation site, known as the Northeast Yosemite Specific Plan (Attachment 6). The subject site includes land use designations for both Low Density Residential (LD), and High-Medium Density Residential (HMD). This application includes a request to amend the Northeast Yosemite Specific Plan; even though the residential densities are generally consistent with the specific plan, the specific plan layout, design, and circulation would be modified with this proposal. The modifications are being requested to address the wetland constraints found within the subject site, as shown at Attachment 4 via field survey from Gallaway Enterprises. The subdivision would be designed avoid these wetland areas (Attachment 5).
The subject site has remained undeveloped for several decades. According to City records, Tentative Subdivision Map #1249 (Mansionette Estates Unit 3) was approved by the Planning Commission in 2003, for 80 single-family homes on a 25-acre portion of this site. This map expired in 2005.
City Council Action
After the public hearing, staff recommends that the City Council adopt the Draft Resolution at Attachment 11 approving Environmental Review #24-07 (Negative Declaration), General Plan Amendment #24-01, and to Northeast Yosemite Specific Plan Amendment #6.
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. Location Map
2. Modification to General Plan Figure 4.1
3. Close-Up to Figure 4.1 with Conceptual Change
4. Galloway Enterprise (Wetlands)
5. Vesting Tentative Subdivision Map #1329 (Paulson Ranch)
6. Northeast Yosemite Specific Plan (Figure 1)
7. Planning Commission Resolution #4144
8. Planning Commission Resolution #4145
9. Planning Commission Staff Report #25-338
10. Initial Study (Negative Declaration)
11. Draft City Council Resolution 2025-47
12. Presentation