Planning Commission Staff Report
Report Prepared by: Kayla Abarca, Planner, Development Services Department
Title
SUBJECT: Adopt a Resolution Approving Minor Modification #26-0008 and Adopting Environmental Review #26-0061
ACTION: Adopt Resolution #4182
1) Appproving Minor Modification #26-0008
2) Adopting Environmental Review #26-0061 (Categorical Exemption)
RECOMMENDATION
Planning staff recommends that the Planning Commission adopt Resolution #4182 approving Minor Modification #26-0008 and adopting Environmental Review #26-0061 (Categorical Exemption based on CEQA Section 15183 Findings).
Body
DISCUSSION
The Minor Modification would allow for the changes to the approved lot count of 148 to 161. The applicants are also proposing changes to several conditions within the original Resolution #4096 to address items such as dedications for R Street and improvements to the site infrastructure.
LOCATION:
The project site is located on the south side of Cardella Road, west of Fahrens Creek (APNs 206-030-007; 206-030-008).
GENERAL PLAN DESIGNATION AND SURROUNDING USES:
|
LAND USE DESIGNATION |
|
|
Project Site |
North |
South |
East |
West |
|
Low Density |
Low Density (LD) Residential |
Low Density (LD) Residential |
Open Space/Park (OS-PK) |
Village Residential (VR)/Open Space/Park (OS-PK)/ Low-Medium Density (LMD) Residential |
|
Zoning Designation |
|
Project Site |
North |
South |
East |
West |
|
Planned Development #50 |
County |
Planned Development (P-D) #42 |
Planned Development (P-D) #42 |
Planned Development (P-D) #42 |
The subject site is surrounded by low-density residential uses to the north and south, open space to the east; and a mix of residential and open space uses to the west.
BACKGROUND AND PRIOR ENTITLEMENTS:
The project site was originally approved by the City Council on December 2, 2002, as part of the Fahrens Creek North Annexation. Subsequently, on August 17, 2022, the Planning Commission reviewed and approved Tentative Subdivision Map No. 1321, authorizing the development of 146 single-family residential lots.
In accordance with the provisions of the California Subdivision Map Act, approved tentative subdivision maps are subject to expiration after an initial two-year period unless extensions are granted. As a result, Tentative Subdivision Map No. 1321 received approved time extensions via Site Plan Review Committee on July 25, 2024, and again on April 30, 2026, to maintain the validity of the entitlement and allow additional time for project implementation.
Project Description
The proposed project is modifying the quantity and size of the approved lots from Vesting Tentative Subdivision Map #1321. The changes would include increasing the total number of lots from 146 to 161 single-family homes. Included in the proposal are alterations to the original dedications for R Street such as moving the designation of R Street east to allow for more lots and decreasing the width of some of the proposed offsite improvements.
ANALYSIS:
The proposed Minor Modification to Vesting Tentative Subdivision Map #1321 is consistent with the intent of the approved Fahrens Creek North Specific Plan and Planned Development #50 zoning designation. The proposed changes include increasing the number of single-family residential lots from 146 to 161 through modifications to the lot layout, street alignments, and associated infrastructure improvements.
The revised subdivision design would maintain the overall residential character of the surrounding area while allowing for a more efficient lot configuration. As part of the modification request, the applicant is proposing to shift the alignment of R Street further east to accommodate additional lots within the subdivision. The proposal also includes modifications to certain off-site roadway and infrastructure improvements that were previously required under Resolution #4096.
Specifically, Condition #20 states that the full width of Cardella is not required to be constructed with this development, which would reduce the financial burden on the developer and allow for the creation of additional lots. In addition, Condition #22 states that the width of R Street shall be constructed at 116 feet rather than the previously approved 143 feet under the Tentative Subdivision Map. This modification would allow for the creation of 15 additional lots beyond what was previously approved for a total of 161 lots.
The modified subdivision layout continues to provide adequate internal circulation, utility access, and connectivity consistent with City standards and the approved Planned Development framework. The proposed lot arrangement remains compatible with the surrounding land uses, which consist primarily of low-density residential development and open space areas.
The proposed density remains consistent with the Low Density (LD) Residential General Plan designation, which permits between 2 and 6 dwelling units per acre. The proposed project would result in an overall density of approximately 4.75 dwelling units per acre, which is within the allowable density range.
Staff has reviewed the proposed modifications and determined that the project remains consistent with the approved Tentative Subdivision Map, the Fahrens Creek North Specific Plan, and the General Plan. Additionally, staff finds that the requested modifications to the conditions of approval related to roadway dedications and infrastructure improvements would continue to support the orderly development of the site and surrounding area.
Based on the analysis above, staff finds that the proposed Minor Modification is consistent with the General Plan, Planned Development #50 zoning designation, and the Fahrens Creek North Specific Plan, and would not result in adverse impacts to surrounding properties or public infrastructure.
ENVIRONMENTAL DETERMINATION:
The proposed project qualifies for a Categorical Exemption pursuant to CEQA Guidelines Section 15183. This exemption applies to projects that are consistent with existing zoning, community plans, or general plan policies for which an EIR was previously certified. The project is consistent with the applicable General Plan and zoning regulations. As indicated above, the General Plan designation for this site is Low Density (LD) Residential which allows 2 to 6 dwelling units per acre. The modifications would provide 4.75 units/acre (net) which is consistent with the General Plan. The site is zoned Planned Development (P-D) #50 and has a residential land use designation. The project site is part of the Fahrens Creek North Specific Plan. The proposed modifications are consistent with the Fahrens Creek Specific Plan and the zoning for the site.
GENERAL PLAN CONSISTENCY:
The proposed subdivision complies with the General Plan designation of Low Density (LD) Residential and the Zoning designation of Planned Development #50., with approval of this Minor Modification.
Findings/Considerations
Please refer to Exhibit B of the Draft Planning Commission Resolution at Attachment A for the requisite Minor Modification Findings and Considerations pursuant to Merced Municipal Code Section 20.68.040.
ATTACHMENTS
A) Draft Planning Commission Resolution
B) Location Map
C) Vesting Tentative Subdivision Map
D) Planning Commission Resolution #4096
E) Mitigation Measures for IS #01-02
F) Categorical Exemption
G) Resolution #1175-Amended