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 #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 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 P-D #20 from Commercial Office to Self-Storage for 2.72 acres and to Single-Family Residential (Gated Community) 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 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. *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]
CITY COUNCIL:
Approve/Disapprove/Modify:
1) Environmental Review #24-25 (Negative Declaration)
2) General Plan Amendment #24-02
4) 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 #20. The subject site is surrounded by a variety of uses which include residential to the east, south, and west, Episcopal Church of the Resurrection to the north and University Surgery Center immediately to the northeast vicinity of the project site.
The applicant is requesting approval to develop a gated community (41 single-family homes) and a self-storage facility. 17 of the 41 of the residential lots would be single story single-family homes and the remaining 24 would be two-story single-family homes. The proposed residential lots would range in size between 2,160 square feet and 5,374 square feet. These lots would be located within the southern portion of the subject site and would total approximately 4.48 acres. The remainder 2.72 acres would be used to establish a self-storage facility. The northern portion of the parcel along E. Yosemite Avenue, would be reserved for the self-storage with approximately 500 storage units. The applicant has provided a site plan floor plans, and elevations (Attachment E) for this proposal.
RECOMMENDATION
General Plan Amendment Site Utilization Plan Revision to Planned Development
Planning staff recommends that the Planning Commission recommend approval 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, and Minor Use Permit
Planning staff recommends that the Planning Commission approve Vesting Tentative Subdivision Map #1332, Site Plan #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, and the Mitigation Monitoring Program in Exhibit C 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 #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 #20. The subject site is surrounded by a variety of uses which include residential to the east, south, and west, Episcopal Church of the Resurrection to the north and University Surgery Center immediately to the northeast vicinity of the project site.
The applicant is requesting approval to develop a gated community (41 single-family homes) and a self-storage facility. 17 of the 41 of the residential lots would be single story homes and the remaining 24 would be two-story homes. The proposed residential lots would range in size between 2,160 square feet and 5,374 square feet. These lots would be located within the southern portion of the subject site on approximately 4.48 acres. The remaining 2.72 acres would be used to establish a self-storage facility.
The developer has yet to submit building designs for the 41 residential lots. Because this site has a zoning classification of Planned Development, the building design/elevations shall be reviewed and approved by Planning Staff prior to issuance of a building permit for this subdivision. The homes shall be required to comply with the City’s minimum design standards for single-family homes as required under Merced Municipal Code Section 20.46.020 - Design Standards for Single-Family Dwellings and Mobile Homes. The minimum parking requirement for single-family homes is one parking space per unit. However, each one of these units would have two parking spaces located within a garage.
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 #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. According to City archives, there are no building permit applications granted for this site. The proposed General Plan Amendment and associated applications for the proposed self-storage facility and residential subdivision is possibly the first development application recorded with the Planning Division for this site.
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. However, that project has yet to be constructed.
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 #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 #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
F. Planned Development Standards
G. Initial Study (Negative Declaration)
H. VTSM #1332
I. VTSM Requirements
J. Presentation