Report Prepared by: Jonnie Lan, AICP, Acting Planning Manager and Valeria Renteria, Associate Planner, Development Services Department
Title
SUBJECT: Public Hearing - General Plan Amendment #24-03, Residential Planned Development (RP-D) Establishment #83, Vesting Tentative Subdivision Map #1333, Zone Change #435 and Environmental Review Checklist #24-30, initiated by Lennar Homes of California, on behalf of Merced Gateway, LLC and Lyons Investments, property owners. These actions are to support the construction of over 61 acres of residential development (up to 570 detached units) and over 9 acres of commercial development. The approximate 73.7-acre subject site is located at 3610 East Gerard Avenue (APNs 061-680-001, 061-710-009 and 061-710-023) generally located on the southwest corner of East Gerard Avenue and Campus Parkway.
REPORT IN BRIEF
Request for Planning Commission to consider recommending approval of General Plan Amendment #24-03 to amend the General Plan Land Use Designation from being listed as Business Park (BP) and Manufacturing/Industrial (IND) to Business Park (BP), Low Medium Residential (LMD), High-Medium Residential (HMD) and Open Space-Park Recreation (OS-PK) and recommend approval or denial of Zone Change #435 to rezone the site to establish Residential Planned Development (RP-D) #83. In addition, staff requests that the Planning Commission consider approving Vesting Tentative Subdivision Map (VSTM) #1333 and adopting Environmental Review Checklist #24-30. The applicant is proposing to develop 570 residential lots and about 9 acres of commercial/business park uses.
RECOMMENDATION
Recommend approval or denial to City Council:
1) Environmental Review #24-30 (Negative Declaration)
2) General Plan Amendment #24-03
3) Residential Planned Development Establishment #83
4) Zone Change #435
Approve/Disapprove/Modify:
1) Environmental Review #24-30 (Negative Declaration)
2) Vesting Tentative Subdivision Map #1333
[subject to City Council approval of General Plan Amendment #24-03, Residential Planned Development Establishment #83 and Zone Change #435]
Body
ALTERNATIVES
1. Approve or recommend approval; or,
2. Deny or recommend denial; or,
3. Refer back to staff for reconsideration of specific items (to be addressed in the
motion); or,
4. Continue to a future meeting (date and time to be specified in the motion).
DISCUSSION
Project Description
The Project Site consists of 3 parcels that total approximately 73.7 acres located at 3610 East Gerard Avenue (APNs 061-680-001, 061-710-009 and 061-710-023) (Attachment A). The properties are currently designated in the General Plan as Business Park and Manufacturing/Industrial (IND) (Attachment D). The properties are currently zoned as Business Park (B-P) and Heavy Industrial (I-H). The subject site is surrounded to the north by residential uses, to the west by commercial uses, to the east by vacant land in the City limits zoned Heavy Industrial and to the south vacant County land zoned by Merced County as General Agricultural and designated as Business Park Reserve by the City of Merced General Plan.
The applicant is requesting approval to amend the General Plan Land Use Designation from Business Park (BP) and Manufacturing/Industrial (IND) to Business Park (BP), Low Medium Residential (LMD), High-Medium Residential (HMD) and Open Space-Park Recreation (OS-PK) (Attachment E) and recommend approval or denial of Zone Change #435 to rezone the site to establish Residential Planned Development (RP-D) #83. The action is being requested to support the development of 570 single-family homes, 3 acres of open space and 9 acres of commercial/business park uses. The proposed residential lots would range in size between 2,347 square feet and 6,889 square feet.
The developer has submitted building designs for the residential lots. Because this site is proposed to be zoned as Residential Planned Development, any changes to the building design/elevations shall be reviewed and approved by Planning Staff prior to issuance of a building permit for this subdivision. The 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. The minimum parking requirement for single-family homes is one parking space per unit. These units have at least one covered parking space. In addition, each unit has at least one space located on the driveway. Attachment G illustrates the proposed elevations for the residential units. Attachment H illustrates the parking. The commercial/business park parcels will be developed at a later time.
Surrounding uses as noted in Attachment A
|
Surrounding Land |
Existing Use of Land |
City Zoning Designation |
City General Plan Land Use Designation |
|
North |
Single-Family Homes (across E. Gerard Avenue) |
Low Density Residential (R-1-5) |
Low Density Residential (LDR) |
|
South |
County Agriculture |
County |
Business Park Reserve (BP) |
|
West |
Regional Commercial |
Regional Commercial Via Merced Gateway Master Plan |
Low Density Residential (LDR) and Commercial Office (CO) |
|
East |
Vacant Manufacturing/Industrial (IND) |
Heavy Industrial (I-H) |
Manufacturing/Industrial (IND) |
Background
The subject site (approximately 73.7 acres) was annexed into the City in 1999, as part of the Lyons Annexation (Annexation No. 183). This annexation incorporated approximately 565 acres of land into the City limits. The subject site is designated Business Park (BP) Nd Manufacturing/Industrial (IND). However, the site has remained vacant for several decades.
Findings/Considerations
Please refer to Exhibit B of the Draft Planning Commission Resolution at Attachment B for the Findings related to General Plan Amendment #24-03, Zone Change #435 and the establishment of Residential Planned Development #83. Please refer to Exhibit B of the Draft Planning Commission Resolution at Attachment C for the Findings related to Vesting Tentative Subdivision Map #1333
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 #24-30 results in a Mitigated Negative Declaration as the proposal would not have significant effects on the environment if mitigations are implemented. A copy of the Initial Study with a Mitigated Negative Declaration can be found at Attachment J. This review was posted for public comment in accordance with CEQA law.
ATTACHMENTS
A. Location Map
B. Draft Planning Commission Resolution #4163 (GPA, ZC and RPD Est #83)
C. Draft Planning Commission Resolution #4164 (Approving Tentative Map)
D. Current Land Use Diagram
E. Proposed Land Use Diagram
F. Tentative Map
G. Residential Unit Elevations
H. Parking Exhibit and Illustrative Detail
I. Development Standards
J. Initial Study (Mitigated Negative Declaration)
K. Presentation