Planning Commission Staff Report
Report Prepared by: Valeria Renteria, Associate Planner, Development Services Department
Title
SUBJECT:
Adopt a Resolution Recommending Denial to the City Council of General Plan Amendment #24-02, and Site Utilization Plan Revision #3 to Planned Development (P-D) #20, a Resolution Denying Site Plan Review Permit #551, Minor Use Permit #24-13, and Environmental Review #24-25, and a Resolution Approving Vesting Tentative Subdivision Map #1332, and Environmental Review #24-25 initiated by Eric Gonsalves, on behalf of Yosemite 1380 LLC, property owner.
ACTION: PLANNING COMMISSION:
Adopt a Resolution to Recommend Denial to City Council for:
1) General Plan Amendment #24-02
2) Site Utilization Plan Revision #3 to Planned Development (P-D) #20
Adopt a Resolution Denying:
1) Site Plan Review Permit #551
2) Minor Use Permit #24-13
Adopt a Resolution Approving:
1) Vesting Tentative Subdivision Map #1332
2) Environmental Review #24-25 (Negative Declaration)
SUMMARY
On September 17, 2025, the Planning Commission (“Commission”) held a public hearing regarding General Plan Amendment #24-02, Site Utilization Plan Revision #3 to Planned Development (P-D) #20, Vesting Tentative Subdivision Map #1332, Site Plan #551Minor Use Permit #24-13 and Environmental Review #24-25 (Negative Declaration) for a request to develop a self-storage facility with 500 storage units and gated residential subdivision with 28 lots at 1380 Yosemite Avenue and 3595 Parsons Avenue.
At the Commission Hearing, the Commission made a motion to recommend denial to the City Council for General Plan Amendment #24-02, and Site Utilization Plan Revision #3 to Planned Development (P-D) #20. The Commission failed to reach the requisite four (4) vote threshold for denial of recommendation of General Plan Amendment #24-02 and Site Utilization Plan Revision #3 to Planned Development (P-D) #20. Therefore, the recommendation is automatically deemed to be a recommendation of denial pursuant to Municipal Code Section 20.82.040 (B). In addition, the Commission denied recommendation of Site Utilization Plan Revision #3 to Planned Development (P-D) #20.
By separate motion, the Commission voted 3-2 in favor of approving Vesting Tentative Subdivision Map #1332, Site Plan Review Permit #551 Minor Use Permit #24-13 and Environmental Review #24-25 (Negative Declaration). Pursuant to City of Merced Municipal Code Section 20.64.040(e), the Site Review Permit and Minor Use Permit are deemed denied by the Commission, since those two entitlements failed to receive the required four (4) affirmative votes. However, the Vesting Tentative Subdivision Map and Environmental Review are deemed approved, since approval of a Vesting Tentative Subdivision Map and Environmental Review (Negative Declaration) only require a simple majority approval.
Additional details and background information about the project can be found at Attachment D (staff report from Planning Commission Meeting of September 17, 2025).
RECOMMENDATION
General Plan Amendment Site Utilization Plan Revision to Planned Development
Planning staff recommends the Planning Commission adopt the Resolution to Recommend Denial for General Plan Amendment #24-02 and Site Utilization Plan Revision #3 to Planned Development #20 in accordance with the Commission’s action taken at the September 17, 2025 Commission meeting and pursuant to Municipal Code Section 20.82.040(B).
Site Plan Review Permit and Minor Use Permit
Planning staff recommends that the Planning Commission adopt the Resolution to deny Site Plan Review Permit #551 and Minor Use Permit #24-13, in accordance with the Commission’s action taken at the September 17, 2025 Commission meeting and pursuant Municipal Code Section 20.64.040 (E).
Vesting Tentative Subdivision Map
Planning staff recommends the Commission adopt the Resolution to approve Vesting Tentative Subdivision Map #1332, and Environmental Review #24-25 (Negative Declaration) subject to the conditions set forth in Exhibit A of Attachment B, and based on the reasoning provided by the Planning Commission at their meeting of September 17, 2025, and the Findings found at Exhibit B of Attachment C.
Body
Findings/Considerations
Please refer to Draft Planning Commission Resolution Attachment A to Recommend Denial to the City Council for General Plan Amendment #24-02, Site Utilization Plan Revision #3 to Planned Development (P-D) #20. Attachment B is a Draft Planning Commission Resolution to approve Vesting Tentative Subdivision Map #1332 and Environmental Review #24-25. Attachment C is a Draft Planning Commission Resolution Denying Site Plan Review Permit #551, Minor Use Permit #24-13.
ATTACHMENTS
A. Draft Planning Commission Resolution to Recommend Denial - General Plan Amendment, Site Utilization Plan Revision to Planned Development (P-D) #20.
B. Draft Planning Commission of Approval of Vesting Tentative Subdivision Map and Environmental Review #24-25.
C. Draft Planning Commission of Denial of Site Plan Review Permit, Minor Use Permit.
D. Planning Commission Staff Report #25-835 from the Planning Commission meeting of September 17, 2025