Planning Commission Staff Report
Report Prepared by: Valeria Renteria, Associate Planner, Development Services Department
Title
SUBJECT:
General Plan Amendment #24-02/ Site Utilization Plan Revision #3 to Planned Development #20/ Vesting Tentative Subdivision Map #1332 / Site Plan Review Permit #551/ Minor Use Permit #24-13, initiated by Eric Gonsalves, on behalf of Yosemite 1380 LLC, property owner. The General Plan Amendment would change the General Plan land use designation from Commercial Office (CO) to Business Park (BP) for 3.02 acres and from Commercial Office (CO) to Low Medium Density (LMD) residential for the remaining 4.85 acres. The Site Utilization Plan Revision would change the land use designation within P-D #20 from Commercial Office to Self-Storage for 3.02 acres and to Residential for the remaining 4.85 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 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 28 residential lots. *PUBLIC HEARING*
ACTION: PLANNING COMMISSION:
Recommendation to City Council:
1) Environmental Review #24-25 (Negative Declaration)
2) General Plan Amendment #24-02
3) Site Utilization Plan Revision #3 to Planned Development #20
Approve/Disapprove/Modify:
1) Environmental Review #24-25 (Negative Declaration)
2) Vesting Tentative Subdivision Map #1332
3) Site Plan Review Permit #551
4) Minor Use Permit #24-13
[subject to City Council approval of General Plan Amendment #24-02, and Site Utilization Plan Revision #3 to Planned Development #20]
SUMMARY
The Project site consists of two parcels that total approximately 8.05 acres located at 1380 Yosemite Avenue (APN: 006-050-068) and 3595 Parsons Avenue (APN: 006-050-072) (Attachment C). The subject site has a General Plan designation of Commercial Office (CO) and a Zoning classification of 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 approval to develop 28 single-family homes and a self-storage facility. Of the 28 residential lots, lots 1-15 would be single story homes and lots 16-28 would be a mix of single- and two-story homes. The proposed residential lots would range in size between 4,365 square feet and 8,930 square feet. These lots would be located within the southern portion of the subject site on approximately 4.85 acres. The remaining 3.02 acres would be used to establish a self-storage facility with 500 storage units. The applicant has provided a site plan, floor plan, and elevations (Attachments E and F) for this proposal.
RECOMMENDATION
General Plan Amendment and Site Utilization Plan Revision to Planned Development
Planning staff recommends that the Planning Commission make a recommendation to the City Council of Environmental Review #24-25 (Negative Declaration), General Plan Amendment #24-02, and Site Utilization Plan Revision #3 to Planned Development #20 (including the adoption of the Draft Resolution at Attachment A) subject to the conditions in Exhibit A and the findings/considerations in Exhibit B of the Draft Resolution.
Vesting Tentative Subdivision Map, Site Plan Review Permit, and Minor Use Permit
Planning staff recommends that the Planning Commission approves Vesting Tentative Subdivision Map #1332, Site Plan Review Permit #551 and Minor Use Permit #24-13 (including the adoption of the Draft Resolution at Attachment B) subject to the conditions in Exhibit A, the findings/considerations in Exhibit B of the Draft Resolution, and contingent upon City Council approval of General Plan Amendment #24-02 and Site Utilization Plan Revision #3 to Planned Development (P-D) #20.
Body
DISCUSSION
Project Description
The Project site consists of two parcels that total approximately 8.05 acres located at 1380 Yosemite Avenue (APN: 006-050-068) and 3595 Parsons Avenue (APN: 006-050-072) (Attachment C). The subject site has a General Plan designation of Commercial Office (CO) and a Zoning classification of 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 immediately to the northeast vicinity of the project site.
The applicant is requesting approval to develop 28 single-family homes and a self-storage facility. Of the 28 residential lots, lots 1-15 would be single story homes and lots 16-28 would be a mix of single- and two-story homes. The proposed residential lots would range in size between 4,365 square feet and 8,930 square feet. These lots would be located within the southern portion of the subject site on approximately 4.85 acres. The remaining 3.02 acres would be used to establish a self-storage facility.
The developer has provided six different elevation styles as shown at Attachment F. These styles include architectural concepts named Santa Barbara, Modern Farmhouse, European Cottage, and English Cottage. They include a variety of earthtone colors and a mixture a material such as stucco, board and baton, stone veneers, and shingled roofs.
The northern portion of the parcel along E. Yosemite Avenue would be reserved for the self-storage facility with approximately 500 storage units. The applicant has provided a site plan, floor plans, and elevations for this proposal. Attachment E illustrates the proposed structures (Site Plan, Floor Plan, and Elevations). The storage facility would be composed of five storage buildings; the office would be attached into one of those storage buildings. 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. 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.
Surrounding uses as noted in Attachment C.
|
Surrounding Land |
Existing Use of Land |
City Zoning Designation |
City General Plan Land Use Designation |
|
North |
Single-Family Homes and church (across E. Yosemite Avenue) |
Low Density Residential (R-1-6) |
Low Density Residential (LDR) |
|
South |
Single-Family Homes |
Low Density Residential (R-1-6) |
Low Density Residential (LDR) |
|
East |
Single-Family Homes and University Surgery Center |
Low Density Residential (R-1-6) and Planned Development (P-D) #20 |
Low Density Residential (LDR) and Commercial Office (CO) |
|
West |
Single-Family Homes |
Low Density Residential (R-1-6) |
Low Density Residential (LDR) |
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). This annexation incorporated approximately 121.24 acres of land into the City limits. The subject site is designated for Commercial Office (CO); however, the site has remained vacant for several decades.
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.
Public hearing notices were mailed to 93 property owners within 300 feet of the project site 3 weeks prior to this meeting and published in the Merced County Times on August 29, 2025. The initial study prepared for this project was also published in the Merced City Website on August 29, 2025.
The Planning Commission considered a previous version of this proposed 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.
The Planning Commission adopted these resolutions on May 7, 2025, which the applicant appealed.
The appeal was heard at the City Council July 7, 2025, where the public hearing was opened and residents from the surrounding areas expressed their concerns about the project. The Council asked questions to the residents and the applicant. Council voted to send the proposal back to the Planning Commission and require that the applicant host a neighborhood meeting within 20 days of that Council meeting.
A neighborhood meeting was held at Merced City Hall in the Sam Pipes Conference Room on July 22, 2025. Meeting invitations were provided to the neighborhood prior to the meeting. Approximately 30 residents attended the neighborhood meeting.
Based on the discussion at that meeting with the neighbors, the applicant made changes to the project. Those changes include but are not limited to:
1. A decrease in residential density: from 41 dwelling units to 28 dwelling units.
2. An increase in lot size.
3. A restriction of “single story housing units” for lots adjacent to southern neighbors. Other units in the interior would be allowed up to 2 stories.
4. Rear setbacks that exceed the rear neighbor R-1-6 requirements (15 feet for the proposed PD vs. down to 5 feet for the southern neighboring properties).
5. A reduction of operating hours for the storage facility from 7 AM to 7 PM (instead of 10 PM).
Findings/Considerations
Please refer to Exhibit B of the Draft Planning Commission Resolution at Attachment A for the Findings related to General Plan Amendment 24-02 and Site Utilization Plan Revision #3 to Planned Development (P-D) #20. Please refer to Exhibit B of the Draft Planning Commission Resolution at Attachment B for the Findings related to Vesting Tentative Subdivision Map #1332, Site Plan Review Permit #551 and Minor Use Permit #24-13.
ATTACHMENTS
A. Draft Planning Commission Resolution - General Plan Amendment and Site Utilization Plan Revision to Planned Development
B. Draft Planning Commission Resolution - Vesting Tentative Subdivision, Site Plan Review, and Minor Use Permit
C. Location Map
D. Land Use Map
E. Site Plan, Floor Plans, and Elevations for Self-Storage facility
F. Site Plan, Floor Plans, and Elevations for Residential
G. Planned Development Standards
H. Initial Study (Negative Declaration)
I. Tentative Subdivision Map
J. TSM Findings
K. Public Comments from first proposal
L. Presentation