Report Prepared by: Valeria Renteria, Associate Planner, Development Services Department
Title
SUBJECT: Public Hearing - General Plan Amendment #24-02, Site Utilization Plan Revision #3 to Planned Development (P-D) #20, and Appeal of the Planning Commission’s Denial of Vesting Tentative Subdivision Map #1332, Site Plan #551, Minor Use Permit #24-13, and Environmental Review Checklist #24-25, Initiated by Eric Gonsalves, on Behalf of Yosemite 1380 LLC, Property Owner. The Approximate 8.05-Acre Subject Site is Generally Located on the Southwest Corner of East Yosemite Avenue and Parsons Avenue (1380 E. Yosemite Avenue and 3595 Parsons Avenue). The General Plan Amendment Would Change the General Plan Land Use Designation from Commercial Office (CO) to Business Park (BP) for 2.72 Acres and From Commercial Office (CO) to High Medium Density (HMD) Residential for the Remaining 4.48 Acres. The Site Utilization Plan Revision Would Change the Land Use Designation Within Planned Development (P-D) #20 from “Commercial Office” to “Self-Storage” for 2.72 Acres, and From “Commercial Office” to “Residential” for 4.48 Acres. The Vesting Tentative Subdivision Map Would Divide the Self-Storage from the Residential Lots and Create the 41 Residential Lots. 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 (R-1-6) Zone
REPORT IN BRIEF
Request for City Council to consider approving or denying General Plan Amendment #24-02, and Site Utilization Plan Revision #3 to Planned Development (P-D) #20, and the appeal of the Planning Commission’s Denial of Vesting Tentative Subdivision Map #1332, Site Plan #551, Minor Use Permit #24-13, and Environmental Review Checklist #24-25. The subject site is approximately 8.05 acres located at 1380 E. Yosemite Avenue, and 3595 Parsons Avenue. The applicant is requesting to develop a self-storage facility, and a gated residential subdivision with 41 lots.
RECOMMENDATION
City Council - Adopt a motion:
For Project Approval:
A. Adopting Resolution 2025-__, A Resolution of the City Council of the City of Merced, California, approving Environmental Review #24-25 (Negative Declaration) for General Plan Amendment #24-02 for approximately 8.05 acres of land generally located on the southwest corner of East Yosemite Avenue and Parsons Avenue, and approving General Plan Amendment #24-02 for the same property changing the General Plan designation from Commercial Office (CO) to Business Park (BP) for 2.72 acres, and from Commercial Office (CO) to High Medium Density Residential (HMD) for the remaining 4.48-acres; and,
B. Introducing Ordinance _____, An Ordinance of the City Council of the City of Merced, California, approving Site Utilization Plan Revision #3 to Planned Development #20 changing the land use designation from Commercial Office to Self Storage for 2.72 acres and to Residential for the remaining 4.48 acres for an approximate 8.05 acre- parcel generally located on the southwest corner of East Yosemite Avenue and Parsons Avenue; and,
C. Approving the Legislative Action Agreement and authorizing the City Manager to execute the necessary documents; and,
D. Adopting Resolution 2025 -__ A Resolution of the City Council of the City of Merced, California, approving the appeal of the Merced Planning Commission denial of Vesting Tentative Subdivision Map #1332, Site Plan Review Permit #551 and Minor Use Permit #24-13.
City Council - Adopt a motion:
For Project Denial:
A. Adopting Resolution 2025-__, A Resolution of the City Council of the City of Merced, California, denying Environmental Review #24-25 (Negative Declaration) and denying General Plan Amendment #24-02 and Site Utilization Plan Revision #3 to Planned Development #20; and,
B. Adopting a motion to deny Ordinance ____, An Ordinance of the City Council of the City of Merced, California, approving Site Utilization Plan Revision #3 to Planned Development #20 changing the land use designation from Commercial Office to Self-Storage for 2.72 acres and to Residential for the remaining 4.48 acres for an approximate 8.05-acre parcel generally located on the southwest corner of East Yosemite Avenue and Parsons Avenue; and,
C. Denying the Legislative Action Agreement authorizing the City Manager to execute the necessary documents; and,
D. Adopting Resolution 2025-__, a Resolution of the City Council of the City of Merced, California, denying the appeal of the Merced Planning Commission denial of Vesting Tentative Subdivision Map #1332, Site Plan Review Permit #551 and Minor Use Permit #24-13.
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
The applicant is requesting approval for a land use change to allow a self-storage facility and residential subdivision for an 8.05-acre parcel located at 1380 E Yosemite Avenue and 3595 Parsons Avenue. This request was originally denied by the Planning Commission during their meeting of May 7, 2025. Additional information about that denial can be found under the “Planning Commission Action” section of this report. After the denial, the applicant filled an appeal to the City Council.
Project Description
The subject site (8.05 acres) is located within the northeast quadrant of the City at 1380 E Yosemite Ave and 3595 Parsons (Attachment 1). The subject site is located near the southwest corner of E. Yosemite Ave. and Parsons Ave. The applicant is requesting to change the General Plan land use designation from Commercial Office (CO) to Business Park (BP) for 2.72 acres and from Commercial Office (CO) to High Medium Density (HMD) residential for the remaining 4.48 acres. As well as changing the land use designation within Planned Development (P-D) #20 from Commercial Office to Self-Storage for 2.72 acres, and to Residential for the remaining 4.48 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). The vesting tentative subdivision map would divide the self-storage from the residential lots and create the 41 residential lots. The applicant has provided a site plan and elevations (Attachment 3), and development standards (Attachment 4) for this proposal. Additional information regarding the project can be found in Attachment 6, the administrative report from the April 9, 2025, Planning Commission meeting.
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. A copy of the Initial Study with a Negative Declaration can be found at Attachment 7.
Planning Commission Action
The Planning Commission reviewed this proposal during the Planning Commission Meeting of March 19, 2025. The public comment period was opened and residents from the surrounding area raised their concerns regarding the project and adequate time being given to review the project. The Planning Commission voted unanimously to continue the item to the Planning Commission meeting of April 9, 2025.
At the April 9 Planning Commission meeting, the Planning Commission directed staff to prepare a resolution recommending denial for General Plan Amendment #24-02, Site Utilization Plan Revision #3 to Planned Development (P-D) #20, and another resolution denying Vesting Tentative Subdivision Map #1332, Site Plan Review Permit #551, Minor Use Permit #24-13 and associated environmental review based on the reasons provided by the Planning Commission (both resolutions at Attachment 5).
The Planning Commission adopted these resolutions on May 7, 2025, which the applicant appealed.
At the meetings, the Planning Commission expressed concerns about the neighborhood compatibility, inconsistency and incompatibility with the General Plan.
City Council Action
Approve the project the Council may adopt the Resolution at Attachment 8 (approving the General Plan amendment), the Ordinance at Attachment 9 (approving Site Utilization Plan Revision), the Legislative Action Agreement at Attachment 10, and the Resolution at Attachment 11 (approving appeal of Planning Commission Action).
To deny the project the Council may adopt the Resolutions at Attachment 12 (denying appeal of Planning Commission Action) and Attachment 15 (denying General Plan Amendment and Site Utilization Plan Revision). The Council would also need to deny the Ordinance at Attachment 9 and the Legislative Action Agreement at Attachment 10.
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. Proposed Land Use Changes
3. Site Plan and Elevations
4. Development Standards
5. Planning Commission Resolutions #4152 and #4153
6. Administrative Report #25-263 (from Planning Commission Meeting of 4-9-2025)
7. Initial Study (Negative Declaration)
8. Draft City Council Resolution #2025-___ (General Plan Amendment)
9. Draft Ordinance _____ (Zone Change)
10. Legislative Action Agreement
11. Draft City Council Resolution #2025-___ (Approving Appeal of Planning Commission Action)
12. Draft City Council Resolution #2025-___ (Denying Appeal of Planning Commission Action)
13. Public Comments
14. Presentation
15. Draft City Council Resolution #2025-___ (Denying General Plan Amendment and Site Utilization Plan Revision)