Planning Commission Staff Report
Report Prepared by: Francisco Mendoza-Gonzalez, Senior Planner, Development Services Department
Title
SUBJECT: Vesting Tentative Subdivision Map #25-0007 (“Virginia Smith Trust (VST) Phase 1A”) and Environmental Review #25-0033 (Categorical Exemption) initiated by applicant. Board of Education of the County of Merced, Trustee, property owner. This application involves a request to subdivide approximately 78.1 acres into 167 lots. The subject site is generally located on the east side of Lake Road, approximately 5,000 feet north of E. Yosemite Avenue, within Planned Development (P-D) #80, with a General Plan designation of Virginia Smith Trust Specific Plan (VST SP); *PUBLIC HEARING*
ACTION: Approve/Disapprove/Modify
1) Environmental Review #25-0033 (CEQA 15162 Findings and Categorical Exemption)
2) Vesting Tentative Subdivision Map #25-0007
RECOMMENDATION
Planning staff recommends that the Planning Commission approve Environmental Review #25-0033 (CEQA Section 15162 Findings and Categorical Exemptions) and Vesting Tentative Subdivision Map #25-0007 - “VST Phase 1A ” (including the adoption of the Draft Resolution) subject to the conditions in Exhibits A, , Standard Tentative Subdivision Map Condition in Exhibit B, and the findings and considerations in Exhibit C of Draft Resolution #4169 at Attachment A of this report (“Planning Commission Staff Report #25-986”).
Body
SUMMARY
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 Virginia Smith Trust Specific Plan (“VST SP”) would be developed in two phases (Phase 1 and Phase 2). Together, these two phases would have approximately 4,000 residential units, 44 acres of commercial (or approximately 856,200 square feet of commercial space), 78 acres of parks, 25 acres of opens space and trails, and other ancillary uses.
Phase 1 has five subphases which includes Phases 1A, 1B, 1C, 1D, and 1E. Per the VST Development Agreement (Attachment H) and the VST SP(Attachment F), each phase is required to provide specific backbone infrastructure for circulation improvements, sewer improvements, water improvements, and storm drainage improvements.
A “large lot” or “conveyance” map (VTSM #25-0008 pending approval by Planning Commission at 1/21/26 meeting)) has been prepared that identifies parcels that are intended to be conveyed to individual builders and developers. “Small Lot” maps have been prepared for each of the subphases that identifies specific subdivision plans and lot patterns for that subphase. Individual builders and developers would file and record individual final maps for their development. Each subphase may have multiple final maps. The backbone and offsite improvements necessary to support each of the subphases have been identified in the VST SPand the VST Development Agreement.
Phase 1 A is located at the northwest corner of the VST SP(Attachment B). Phase 1A would subdivide approximately 78.1 acres into 167 lots. As shown in the small lot map for VTSM #25-0007 at Attachment C and the land use map at Attachment E, Phase 1A includes a variety of residential and complimentary land uses listed below:
• Low Density Residential (R-1)
• Low Density Residential (R-1 - Cluster)
• Low Medium Density Residential (R-1 - Cluster)
• Medium Density Residential (R-2 - Cluster)
• Medium High Density Residential (R-3)
• Neighborhood Commercial (CR - Neighborhood)
• A Police and/or Fire substation
•
Residential Uses
The western portion of Phase 1A is designated for low-density residential lots (R-1), with a minimum lot size of 12,500 square feet. The northern portion of Phase 1A includes high-density residential zone (R-4), covering approximately 23 acres and intended for stacked flat apartments or similar development.
The southeastern portion of Phase 1A features various cluster-style residential parcels, a development type unique to VST. Cluster development typically includes two parcels fronting a public street, with two to six additional parcels located behind, accessed via a 22-foot-wide driveway easement. Standards for Cluster Unit Development are detailed within Attachment F, on Page 42 (Figure 8) of the VST SP.
Commercial Uses
At the northeast corner of Campus Parkway and Virginia Smith Parkway, there is a 3.42-acre parcel (Lot 7) designated for Neighborhood Commercial (CR-Neighborhood). This site is intended to serve nearby residents within walking distance, while also being accessible from the intersecting collector (Virginia Smith Parkway) and expressway (Campus Parkway) on route to or from UC Merced.
Directly east of Lot 7 is a 0.71-acre parcel (Lot 8), reserved for a future police and fire . When Lots 7 is ready for development, it will undergo the City’s Site Plan Review Permit process to evaluate several aspects of the project including compatibility with surrounding uses, vehicle access and circulation, fire access, and compliance with the VST SP’s development standards. The City and applicant have discussed the possibility of increasing the size of this parcel to approximately two acres to better meet the City’s fire apparatus needs.
Parks and Open Space
The Parks and Open Space Land Use Map is provided with Attachment F (Figure 4, Page 32). As shown on this attachment, Phase 1A would include seven neighborhood parks distributed throughout this phase to ensure convenient access for residents throughout the neighborhood.
Life of Vesting Tentative Subdivision Map
According to the Development Agreement, each subdivision map has a lifespan that would go to 2054 with a possible 10-year extension out to 2064 (consistent with the duration of the Development Agreement). These maps have a longer lifespan compared to the standard 2-year subdivision map life with extensions of up to 6 years.
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 SP
• Finding C - Land Use Plan for Phase 1A
• Finding D - Parks and Open Space
• Finding E - Building Design and Development Standards
• Finding F - Phasing Plan
• Finding G - Vesting Tentative Subdivision Map #25-0007 - Virginia Smith Trust (VST) Phase 1A
• Finding H - Infrastructure of Phase 1A
• Finding I - City Impact Fees and Specific Plan Impact Fees
• Finding J - Vehicle Miles Traveled
• Finding K - Biological Resources
• Finding L - Agriculture Resource and Interface
• Finding M - Affordable Housing Plan
• Finding N - Tentative Subdivision Map Requirements
• Finding O- Public Comments Received
• Finding P - Environmental Review #25-0033 - CEQA 15162 Findings and Categorical Exemption
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 16, 2024, the City Council approved the VST SP 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 and Statement of Overriding Considerations.
After the Annexation/Specific Plan is approved as part of the entitlement review process, a Large Lot Subdivision Map is prepared. The proposed Small Lot Subdivision (Phase 1A) is the next step in this entitlement process. 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 VST SP, is shown as a “Designated Remainder” on the large lot subdivision map and may be processed at a later date.
Findings/Considerations
Please refer to Exhibit C of the Draft Planning Commission Resolution at Attachment A.
ATTACHMENTS
A) Draft Planning Commission Resolution #4169
B) Location Map
C) Vesting Tentative Subdivision Map #25-0007 for VST Phase 1A
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 #25-0033 - CEQA Section 15162 Findings and Categorical Exemption
M) Presentation