Report Prepared by: Valeria Renteria, Senior Planner, Development Services Department and Ronda Lucas, Esq., Chief Deputy City Attorney, City Attorney’s Office
Title
SUBJECT: Public Hearing - Site Plan Review Permit #26-0018, Minor Use Permit #26-0030 and Environmental Review #26-0050 Initiated on Behalf of Yosemite 1380 LLC, Property Owner. The Project Site is a 3.19-Acre Portion of a 5.7-acre Parcel. The Subject Site is Generally Located on the South Side of East Yosemite Avenue Approximately 460 feet West of Parsons Avenue (1380 E. Yosemite Avenue). The Site Plan Review Permit Would Allow the Development of a Self-Storage Facility (Approximately 500 Storage Units). The Minor Use Permit would be for Interface Review to Allow Commercial Development Adjacent to or Across from a Low-Density Residential Zone at a Site Zoned Planned Development #20 (P-D #20) and Designated Business Park in the General Plan
REPORT IN BRIEF
Request for City Council to consider and approve Site Plan Review Permit #26-0018 Minor Use Permit #26-0030 and Environmental Review #26-005. The subject site is approximately 3.19 acres of a 5.7-acre parcel located at 1380 E. Yosemite Avenue. The applicant is requesting to develop a self-storage facility, which is allowed per the Merced City Zoning Ordinance with approval of a Site Plan Review Permit.
RECOMMENDATION
For Project Approval: Staff recommends City Council adoption of a resolution granting Site Plan Review Permit #26-0018, Minor Use Permit #26-0030, and Environmental Review #26-0050.
City Council - Adopt a motion:
A. Adopt Resolution 2026-38, A Resolution of the City Council of the City of Merced, California, Approving Site Plan Review Permit #26-0018, Minor Use Permit #26-0030, and Environmental Review #26-0050 for a Project Approximately 3.19 Acres in Size Located on the Southwest Corner of East Yosemite Avenue and Parsons Avenue for the Construction of a Self-Storage Facility.
For Project Denial:
City Council - Adopt a motion:
A. Adopting a motion denying Site Plan Review Permit #26-0018, Minor Use Permit #26-0030 and Environmental Review #26-0050.
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
Merced Charter Section 200 and Merced City Council Resolution No. 2025-70.
CITY COUNCIL PRIORITIES
Not applicable.
DISCUSSION
Subject Site Background
The subject site (approximately 8.05 acres) was annexed into the City in 1980, as part of the Southwest Yosemite and Parsons Annexation (Annexation No. 137) and has a General Plan land use designation of Business Park (BP) and a Zoning classification of Planned Development (P-D) #20. This annexation incorporated approximately 121.24 acres of land into the City limits. The subject site was designated for Commercial Office (CO), and the site has remained vacant for several decades. On December 1, 2025, the City Council changed the permissible land use to include “Self-Storage” by adopting Ordinance Number 2585. (Attachment 1). On December 15, 2025, the City Council granted Applicant’s General Plan Amendment resulting in the current General Plan designation of Business Park via Resolution Number 2025-70. (Attachment 2).
Procedural Background
On March 19th, 2025, a proposed project consisting of a General Plan Amendment #24-02, Site Utilization Plan Revision #3 to Planned Development #20, Vesting Tentative Subdivision Map #1332, Site Plan #551 and a Minor Use Permit #24-13 was brought before the Planning Commission which resulted in the Planning Commission continuing the item to the April 9th, 2025 Planning Commission meeting. After multiple duly noticed public hearings at both the Planning Commission and the City Council as well as public meetings between the applicant and interested community members, and appeals to the City Council, on November 17, 2025, the City Council held a de novo review pursuant to a duly noticed public hearing to consider Appeal #25-0004 regarding the Planning Commission's denial of General Plan Amendment (GPA) #24-02, Site Utilization Plan Revision #3 to Planned Development #20, Site Plan Review Permit #551, and Minor Use Permit #24-13. The City Council voted to grant the appeal related to the denial of GPA #24-02 and Site Utilization Plan Revision #3 to Planned Development #20. Following deliberation, the City Council voted to grant the appeal related to the denial of GPA #24-02 and Site Utilization Plan Revision #3 to Planned Development #20, which resulted in the General Plan and Land Use designations for this subject site discussed under the “Subject Site Background” section above.
The City Council denied, without prejudice, the appeal as it related to Site Plan Review Permit #551 and Minor Use Permit #24-13, thereby denying these permits and directed staff and the applicant to reevaluate certain design elements of the proposed storage facility. This action allowed the applicant an opportunity to modify the proposal and return with revisions that better address the issues identified by the City Council related to landscaping and potential heat sink concerns.
The applicant heeded City Council’s direction and request and submitted Site Plan Review Permit #26-0018 and Minor Use Permit #26-0030 along with a “Heat Sink” analysis and updated landscaping plans as part of their application on January 19, 2026. Staff has reviewed the materials and recommends City Council adoption of a resolution granting Site Plan Review Permit #26-0018 and Minor Use Permit #26-0030.
Self-storage facilities are allowed, and the Site Plan Review Permit and Minor Use Permit allow the City Council to focus its review on landscaping in and around the proposed self-storage business, including potential heat sink concerns. With the findings and conditions being proposed by Staff for both Site Plan Review Permit #26-0018 and Minor Use Permit #26-0030, the proposed self-storage facility is consistent with the underlying zoning and land use classifications as well as the City’s current General Plan.
On May 18, 2026, the City Council was unable to hold a duly notice public hearing to consider Site Plan Review Permit #26-0018, Minor Use Permit #26-0030, and Environmental Review #26-0050 due to a lack of a quorum.
Public hearing notices were mailed to 78 property owners within 300 feet of the project site 10 days prior to the June 15, 2026, City Council meeting and published in the Merced County Times. Public Comments received throughout the review process can be found at Attachment 9.
Project Description
On January 19, 2026, the applicant submitted new Site Plan and Minor Use Permits which included a Heat Sink Analysis and a landscaping component as requested by City Council Resolution 2025-07 Sections 7 and 8.
The Project site consists of an undeveloped parcel that is approximately 5.7 acres located at 1380 Yosemite Avenue (APN: 006-050-068) (Attachment 3). The subject site has a General Plan designation of Business Park (BP) and a Zoning classification 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 develop a 500-unit Self Storage facility on approximately 3.19 acres of the 5.7-acre parcel. Self-Storage facilities are allowed per the Merced City Zoning Ordinance with approval of a Site Plan Review Permit. 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 storage facility is similar in size to other existing storage facilities in the community such as Simply Space Self Storage, Central Self Storage, Cal Storage, etc. These storage facilities are surrounded by residential zones. In 2023, the City Council approved a similar project for the applicant for a combination self-storage facility, and long-term boat and recreational vehicle parking at 1965 W. Olive Avenue which is currently under construction.
Site Design
The storage facility would be composed of five storage buildings; the office would be attached into one of those storage buildings. The applicant has provided a site plan, floor plans, and elevations for this proposal (Attachment 4).
The storage spaces would range in dimensions between 5 feet by 5 feet, and 10 feet by 25 feet. The storage buildings would have a metal finish. The back of the storage units along the eastern, southern and western property lines would consist of a 12 to 14-foot-tall block wall. The northern property line would be secured with a wrought iron perimeter fence.
As part of this application, the applicant has provided a landscape plan (Attachment 5) and a “Heat Sink” analysis (Attachment 6). The Heat Sink Analysis concludes that the proposed self-storage facility’s roofing would be constructed with the appropriate slope and material as required per 2022 California Green Building Standards Code Title 24, Part 11. The Landscape plan includes landscaping through the west, north and east perimeter of the site that would serve as an enhanced natural barrier from the surrounding uses.
Elevations
The frontage of the proposed self-storage facility would be along E. Yosemite Avenue. The office would be the most visible structure to the public located along E. Yosemite Avenue. The exterior of the office would consist of walls with stucco finish, stone veneer accents, and storefront windows.
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 #26-0050 results in a Categorical Exemption as the proposal has already been analyzed as part of the adopted Environmental Review #24-25. A copy of the Categorical Exemption can be found at Attachment 7.
City Council Action
To approve the Site Plan #26-0018 and Minor Use Permit #26-0030, the Council may adopt the Resolution at Attachment 8.
To deny the project the Council may adopt a motion denying Site Plan #26-0018 and Minor Use Permit #26-0030.
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. Merced City Council Ordinance Number 2585
2. Merced City Council Resolution Number 2025-70
3. Location Map
4. Site Plan and Elevations - Self-Storage
5. Landscape Plan
6. Heat Sink Analysis
7. Office of City Attorney Letter
8. Environmental Review - Categorical Exemption
9. Draft City Council Resolution #2026-41 (Approving)
10. Public Comments
11. Presentation