Planning Commission Staff Report
Report Prepared by: Francisco Mendoza-Gonzalez, Planning Division, Development Services Department
Title
SUBJECT: Workshop on the Virginia Smith Trust Specific Plan, including background information and updates on upcoming applications. The subject is located south of the University of California Merced campus boundary, on the east side of Lake Road, approximately 5,000 feet north of Yosemite Avenue.
ACTION
No action is required by the Planning Commission. This item is being presented for informational purposes.
Body
DISCUSSION
VST Land Use Plan
The Specific Plan includes a mix of land uses, featuring a range of residential densities and housing types such as single-family homes, cluster homes, “flat” apartments, and multi-family units. It also includes areas designated for commercial uses, as well as sites for a school, a combined police/fire station, and parks and open space. The plan incorporates a network of bike trails and walking paths. The land use plan map is included at Attachment B.
Below is an outline of land uses within the specific plan by acreage:
• Residential Uses - 410 acres (approximately 3,560 residential units not including density bonus)
• Commercial Uses - 44 acres (approximately 856,200 square feet of retail/office space)
• Open Space and Parks - 113 acres for open space and parks, 78 acres specifically for parks
• K-8 Elementary School - 19 acres
• Roads and other Infrastructure - 79 acres
Pending Applications
VST has submitted seven vesting tentative subdivision maps that are scheduled to be heard by the Planning Commission early 2026. These maps include one large-lot map and five small-lot maps. The large-lot map establishes the boundaries for the small-lot maps, which together cover approximately 654 acres. These maps represent all of Phase 1 of the project. Phase 2 comprises roughly 45% of the VST Specific Plan area and will be processed at a later date.
If approved, the Phase 1 small lot maps (Phases 1A - 1E) would have a vested map life extending through 2054, with the potential for an additional 10-year extension through 2064 (per the Development Agreement approved for this site).
Background
The VST area is located in northeast Merced, just south of the University of California Merced campus boundary (Attachment A). In 1995 the specific plan was designated as a University Community Plan (UCP) and was adopted by the City and the County. In 2020, the Governor signed Assembly Bill (AB) 3312 into law, allowing the City of Merced to annex the UC Merced Campus through a “road strip” annexation, then subsequently allowing the annexation of areas adjacent to the campus. In 2024, the City Council approved the Virginia Smith Trust Specific Plan and voted to annex the site into the City limits. During the same meeting, the Council also adopted the Final Focused Supplemental Environmental Impact Report for the VST Annexation (Environmental Review #23-44), the Findings of Fact (as required by CEQA Guidelines Section 15091); and approved the Mitigation Monitoring Program and Statement of Overriding Considerations.
Around this time, the City Council approved the VST Development Agreement. Together, the Specific Plan (Attachment C) and the Development Agreement (Attachment D) establish the framework for developing this site. The Specific Plan outlines the land-use plan, development standards (such as maximum height, setbacks, and lot coverage), and design requirements for the site. The Development Agreement defines the phasing plan, requirements for backbone infrastructure (including traffic, sewer, water, and storm drainage), impact fees specific to this project, and the improvements that qualify for credits or reimbursements.
ATTACHMENTS
A. Location Map
B. VST Land Use Plan
C. VST Specific Plan
D. VST Development Agreement
E. Presentation