[00:00:03]
I'D LIKE TO CALL THIS MEETING TO ORDER OF THE MERCED COUNTY PLANNING COMMISSION FOR JUNE 14TH, 2023.[1.CALL TO ORDER]
COULD I PLEASE HAVE EVERYBODY STAND FOR THE PLEDGE OF ALLEGIANCE? I PLEDGE ALLEGIANCE TO THE FLAG OF THE UNITED STATES OF AMERICA AND TO THE REPUBLIC FOR WHICH IT STANDS ONE NATION UNDER GOD, INDIVISIBLE, WITH LIBERTY AND JUSTICE FOR ALL.OKAY. CAN WE HAVE A ROLL CALL OF COMMISSIONERS, PLEASE? COMMISSIONER ACHESON HERE.
AND COMMISSIONER SPYCHER DID EXCUSE HIMSELF.
AND I BELIEVE YOU DO HAVE A QUORUM, MR. CHAIR. OKAY.
THANK YOU. ITEM 4 APPROVAL OF MINUTES.
[4. APPROVAL OF MINUTES]
I MOVE THAT WE APPROVE.SECOND. OKAY. WE HAVE A MOTION AND A SECOND TO APPROVE THE MINUTES AS PRESENTED.
ALL THOSE IN FAVOR? AYE. CHAIR ALSO VOTES.
OKAY. ITEM 5, CITIZEN COMMUNICATIONS.
[6.I. ITEM VI. A MINOR SUBDIVISION No. MS22-006-FERNANDO ALVAREZ MINOR SUBDIVISION No. MS22-006 - FERNANDO ALVAREZ]
THANK YOU, CHAIRMAN ERRECA.MY NAME IS TIFFANY HO, DEPUTY DIRECTOR OF PLANNING, AND I AM FILLING IN FOR BRIAN GUERRERO, WHO IS THE PROJECT PLANNER FOR THIS NEXT PROJECT, WHICH IS MINOR SUBDIVISION NUMBER MS 222-006 FOR THE APPLICANT FERNANDO ALVAREZ.
THIS NEXT SLIDE SHOWS THE VICINITY OF THE PROJECT SITE.
IT'S MOSTLY RURAL RESIDENTIAL, WHICH IS CONSISTENT WITH THE USES ON SITE RIGHT NOW.
HERE IS AN IMAGE OF A CLOSE UP IMAGE OF THE PROJECT SITE AERIAL.
YOU CAN SEE THERE ARE A COUPLE OF HOMES ON THE SITE AS WELL AS A COUPLE OF ACCESSORY STRUCTURES.
THIS SLIDE HERE SHOWS THE PROPOSED TENTATIVE MAP.
THE TENTATIVE MAP SHOWS PARCEL ONE IN GREEN, PARCEL, TWO IN YELLOW AND PARCEL, THREE IN RED.
PARCEL THREE HAS AN EXISTING WELL AND SEPTIC THAT SERVES THE HOMES AND PARCEL ONE AND TWO WILL HAVE NEW WELLS AS A RESULT OF THIS PROJECT TO HELP SERVE THOSE EXISTING HOMES.
THIS SLIDE HERE SHOWS THE GENERAL PLAN LAND USE DESIGNATION, WHICH IS AR AGRICULTURAL RESIDENTIAL.
THIS SLIDE HERE SHOWS PICTURES OF THE PROJECT SITE.
IN TERMS OF CONSISTENCY WITH COUNTY POLICY REGULATIONS AND CODE.
THE PROJECT IS CONSISTENT WITH APPLICABLE PROVISIONS OF THE MERCED COUNTY ZONING CODE, THE APPLICABLE PROVISIONS AND GOALS OF THE GENERAL PLAN, AS WELL AS THE SUBDIVISION MAP ACT IN TITLE 17.
FOR PUBLIC COMMENT, THE STAFF REPORT SAYS THAT THE PUBLIC NOTICE WAS SENT OUT FOR JULY 1ST.
[00:05:03]
STAFF HAS TWO RECOMMENDATIONS FOR THE PLANNING COMMISSION.THIS CONCLUDES STAFF'S PRESENTATION.
IF THERE ARE ANY QUESTIONS AT THIS TIME, STAFF IS AVAILABLE.
ARE THERE ANY QUESTIONS FOR STAFF FROM THE COMMISSION? OKAY, NOT HEARING ANY.
I WILL OPEN THE PUBLIC HEARING ON THIS ITEM.
AND ANYBODY WHO WOULD LIKE TO COME FORWARD AND SPEAK TO THIS ITEM CAN DO SO NOW.
AND PLEASE STATE YOUR NAME AND ADDRESS FOR THE RECORD.
OKAY. I'LL MAKE A MOTION THAT THE PLANNING COMMISSION FINDS THE PROJECTS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15315 MINOR LAND DIVISIONS OF THE CEQA GUIDELINES.
SECOND. OKAY. WE HAVE A MOTION AND A SECOND ON THE CEQA.
ALL THOSE IN FAVOR? AYE. CHAIR ALSO VOTES.
AYE. ANY OPPOSED? MOTION CARRIED.
AND I'LL MOVE THAT. THE PLANNING COMMISSION APPROVE MINOR SUBDIVISION NUMBER MS 22-006 BASED ON THE FINDINGS IDENTIFIED IN THE STAFF REPORT AND SUBJECT TO THE RECOMMENDED CONDITIONS OF APPROVAL.
SECOND. OKAY. WE HAVE A MOTION AND A SECOND ON THE PROJECT.
ANY OPPOSED? MOTION CARRIED. THANK YOU.
[6.I.i. ITEM VI. B MINOR SUBDIVISION No. MS23-001- J R DEVELOPMENT ENTERPRISES MINOR SUBDIVISION No MS23-001 - J R DEVELOPMENT ENTERPRISES]
THANK YOU. SO AGAIN, TIFFANY HO, DEPUTY DIRECTOR OF PLANNING.PARCEL ONE EQUALING 9.75 ACRES.
PARCEL TWO 0.997 ACRES AND PARCEL THREE 0.58 ACRES.
THE PROPERTY IS DESIGNATED MIXED USE, PUBLIC LAND USE IN THE HILMAR COMMUNITY PLAN AND IS SPLIT ZONED R-1 SINGLE FAMILY RESIDENTIAL AND C-2 GENERAL COMMERCIAL. THIS SLIDE HERE SHOWS THE PROJECT SITE HIGHLIGHTED IN RED, AND YOU CAN SEE THAT THE PROJECT SITE IS SURROUNDED MOSTLY BY SINGLE FAMILY HOMES WITH A LITTLE BIT OF RESIDENTIAL DEVELOPMENT TO THE WEST.
THE PROJECT SITE CONSISTS OF AN OLD GOLF COURSE AS WELL AS SOME COMMERCIAL DEVELOPMENT.
HERE IS THE PROPOSED TENTATIVE MAP.
HERE IS A SLIDE SHOWING THE GENERAL PLAN LAND USE DESIGNATIONS MAKE UP.
YOU CAN SEE THE OLD GOLF COURSE IS DESIGNATED PUBLIC, WHEREAS THE COMMERCIAL DEVELOPMENT IS IN PINK AND IT REPRESENTS THE MIXED USE DESIGNATION. THIS SLIDE HERE SHOWS THE ZONING OF THE PARCEL.
THE GOLF COURSE IS ZONED R-1, WHEREAS THE COMMERCIAL DEVELOPMENT IS ZONED.
R2, NOT R-2 C-2 GENERAL COMMERCIAL.
HERE IS SOME PHOTOS OF THE PROJECT SITE.
THIS PROJECT SITE WAS FOUND TO BE CONSISTENT WITH THE GOALS AND POLICIES OF THE GENERAL PLAN AS WELL WITH APPLICABLE PROVISIONS OF THE MERCED COUNTY ZONING CODE AND THE SUBDIVISION MAP ACT IN TITLE 17 FOR ENVIRONMENTAL REVIEW.
THE PROJECT CAN BE FOUND CATEGORICALLY EXEMPT FROM CEQA DUE TO SECTION 15315 MINOR LAND DIVISIONS.
AGAIN, BECAUSE THIS PARCEL SUBDIVISION WOULD CREATE FOUR OR FEWER PARCELS AND REPRESENTS EITHER RESIDENTIAL OR COMMERCIAL USES . FOR PUBLIC COMMENT THIS PROJECT WAS BROUGHT BEFORE THE HILMAR MAC ON APRIL 24TH AS AN INFORMATIONAL ITEM.
[00:10:01]
RECONFIGURE THEIR EXISTING PROPERTY LINES TO EXISTING DEVELOPMENT.ANY FUTURE DEVELOPMENT, SUCH AS A MULTIFAMILY HOUSING DEVELOPMENT ON THE SITE, WOULD NEED TO GO THROUGH AN APPLICATION PROJECT WHICH WOULD BE SUBJECT TO DISCRETIONARY REVIEW AND APPROVAL. THIS INCLUDES OBTAINING MAC RECOMMENDATION BEFORE GOING TO PLANNING COMMISSION.
THIS ITEM WAS ALSO BROUGHT TO THE MAC FOR MAY ACTION.
NO COMMENTS WERE RECEIVED FOR THIS NOTIFICATION.
THIS CONCLUDES STAFF'S PRESENTATION.
STAFF HAS TWO RECOMMENDATIONS FOR THE PLANNING COMMISSION.
ONE THAT THE PLANNING COMMISSION FIND THE PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15315 MINOR LAND DIVISIONS OF THE C EQA GUIDELINES. AND TWO THE PLANNING COMMISSION APPROVED MINOR SUBDIVISION NUMBER MS 2 3-001.
THIS CONCLUDES STAFF'S PRESENTATION.
IF THERE ARE ANY QUESTIONS AT THIS TIME, I CAN ANSWER THEM.
THANK YOU. ANY QUESTIONS FOR STAFF FROM THE COMMISSION? OKAY, NOT HEARING ANY.
I WILL OPEN THE PUBLIC HEARING ON THIS ITEM.
ANYBODY WOULD LIKE TO COME FORWARD AND SPEAK TO THIS ITEM.
MAY DO SO NOW. AND PLEASE STATE YOUR NAME AND ADDRESS FOR THE RECORD.
GOOD MORNING, I'M SID HALTERMAN FROM BENCHMARK ENGINEERING IN MODESTO, CALIFORNIA.
WE ARE THE ENGINEER AND SURVEYOR OF RECORD THAT PREPARED THE TENTATIVE MAP.
OTHER THAN THAT, IF THERE ARE NO QUESTIONS.
ANYONE ELSE WISH TO COME FORWARD AND SPEAK? NOT SEEING ANY I WILL CLOSE THE PUBLIC HEARING ON THIS ITEM AND COME BACK TO THE COMMISSION FOR THE DISCUSSION OR A MOTION.
SECOND. OKAY, WE HAVE A MOTION AND A SECOND.
ALL THOSE IN FAVOR? AYE. CHAIR ALSO VOTES AYE.
AND I'LL MOVE THAT. THE PLANNING COMMISSION APPROVE MINOR SUBDIVISION NUMBER MS 001.
SECOND. OKAY. WE HAVE A MOTION AND A SECOND.
CHAIR VOTES AYE. ANY OPPOSED? MOTION CARRIED.
OKAY. ITEM 7 COMMISSION ACTION ITEMS.
[7.I. ITEM VII. A. COMMISSION ACTION ITEM(S)]
MR. CHAIRMAN, MEMBERS OF THE COMMISSION.WE CAN WE CAN GET THE GET THE SHOW MOVING FORWARD.
YEAH. I BELIEVE MR. PECK WILL BE PRESENTING THIS PRESENTATION.
GOOD MORNING, MEMBERS OF THE COMMISSION.
MY NAME IS STEPHEN PECK. I'M THE PROJECT PLANNER AND PROJECT MANAGER FOR THE VST TRUST.
WE HAVE A SHORT PRESENTATION TODAY FOR INFORMATIONAL PURPOSES AND WE LED BY FIRST START OFF BY STEVE TIETJEN, WHO'S THE VST DIRECTOR, AND I'LL FOLLOW WITH INFORMATION ON THE PROJECT ITSELF, HOPEFULLY GENERATING ANY QUESTIONS YOU MIGHT HAVE ABOUT THE PROJECT THAT'LL BE COMING BEFORE YOU NEXT MONTH.
I'M GOING TO LEAVE A LEAVE BEHIND HERE IN THE BASKET FOR YOU.
IT GIVES YOU A LITTLE BETTER OVERVIEW IF YOU WANT TO REFRESH YOUR MEMORY AFTER THE PRESENTATION.
THE UCS WAS SPLIT INTO TWO PIECES.
WE GOT 654 ACRES AND WE'VE BEEN WORKING ON DEVELOPING THAT SINCE 2017.
[00:15:01]
THE THE PLAN BACK IN 95 WAS TO MAKE SURE THAT EVERY STUDENT IN MERCED COUNTY HAD AN OPPORTUNITY TO GO TO COLLEGE OR UNIVERSITY, AND THE TRUST WOULD HELP FUND SCHOLARSHIPS FOR EVERY CHILD THAT WAS QUALIFIED.AND SO WE HAVE BEEN WORKING HARD TO EXPAND SCHOLARSHIPS FROM TRADITIONALLY ABOUT 30 KIDS WHO APPLIED AND RECEIVED A SCHOLARSHIP OF 5 TO $10,000 TO A MUCH BROADER NUMBER OF KIDS.
IN MARCH, WE WENT TO THE PROBATE COURT AND ASKED THE PROBATE COURT TO HELP US KEEP THE PROMISE SO THAT ALL MERCED COUNTY STUDENTS COULD APPLY FOR THESE SCHOLARSHIPS. AND SO IN MARCH, THAT WAS APPROVED AND DARREN DUPONT REPRESENTED US WITH OUR LOCAL PROBATE COURT, AND WE WERE SUCCESSFUL IN THAT MOVE.
SO RIGHT NOW, WE'RE ON THE VERGE OF BEING ABLE TO EXTEND OUR SCHOLARSHIP PROGRAM TO ALL CHILDREN IN MERCED COUNTY THAT ATTEND SCHOOL IN MERCED COUNTY, ARE WORTHY, HAVE BEEN HERE FOR THREE YEARS BECAUSE WE DON'T NEED ANY CARPETBAGGERS.
WE'RE EXCITED ABOUT WHERE WE ARE TODAY BECAUSE WE'RE CLOSE TO THE FINISH LINE WE'RE ON.
MR. PECK LIKES TO SAY THE FIVE YARD LINE.
I THINK WE'RE AT THE THREE YARD LINE AFTER HAVING WORKED ON THIS FOR SEVEN YEARS.
SO WE'RE EXCITED ABOUT BEING HERE.
IS THAT THE IS THAT THE BUTTON? OH, I'M SORRY. OKAY.
SO IF YOU PUNCH IT DOWN TO THE $250,000 TO $8 MILLION A YEAR, THERE WE GO.
WHEN THIS PROPERTY IS FULLY ENTITLED, ANNEXED BY THE CITY AND IS DEVELOPED, WE EXPECT THAT THE PROPERTY WILL BE VALUED AROUND $130 MILLION AT OUR RATE OF RETURN THAT WE HAVE ON OUR CURRENT INVESTMENTS, WE'RE BETWEEN 7 AND 12% MOST YEARS. IT'S 7% ON $130 MILLION.
THAT'S A GAME CHANGER FOR THIS COUNTY.
IT'S A GAME CHANGER FOR THE CHILDREN AND THE FAMILIES OF THIS COUNTY.
AND WE HOPE THAT WE HAVE YOUR SUPPORT.
I'VE BEEN INVOLVED IN TWO PROJECTS IN CALIFORNIA WHERE THERE'S ACTUALLY A FOUNDATION THAT'S ESTABLISHED THAT'S FUNDED WITH A QUARTER PERCENT TRANSACTION TAX ON EVERY EVERY TRANSACTION ON THE PROJECT.
SO JUST SORT OF A TAG ON TO THAT NEXT, PLEASE.
STEVE TALKED ABOUT THE MERCED PROMISE.
THIS IS THE HOW WE DEVELOP THE PROPERTY TO FULFILL THE PROMISE.
WE HAVE A PLAN, A UCP THAT WAS APPROVED IN 2005, ALONG WITH AN EIR.
AND THE UC KEY AMENDMENT THAT WE'RE GOING THROUGH NOW IS INTENDED TO UPDATE THAT 2005 PLAN.
SO IT REPRESENTS WHAT'S NEEDED TODAY IN THE MARKET.
I THINK IT TAKES A FEW TO GET THERE TIFFANY.
THERE WE GO. SO ONE OF THEM IS THAT IN AN INCLUSIVE COMMUNITY THAT REPRESENTS ALL ECONOMIC ELEMENTS OF THE UNIVERSITY, WE ACTUALLY DID A SALARY SURVEY OF THE UNIVERSITY AND DETERMINED WHAT DOES A GARDENER MAKE? WHAT DOES A POLICE OFFICER MAKE? WHAT DOES THE CHANCELLOR MAKE? AND TRIED TO SCALE THE DIFFERENT KINDS OF HOUSING SO THAT THERE WAS A HOUSING TYPE IN THE COMMUNITY FOR EVERYONE ON ON CAMPUS, INCLUDING THE STUDENTS? WE DIDN'T WANT THIS TO BE ANOTHER ISLA VISTA.
THAT WAS SIMPLY A TOWN THAT WAS TAKEN OVER BY STUDENTS WITH COUCHES IN THE FRONT YARD.
THIS IS A PLACE FOR FAMILIES, FOR STUDENTS, A PLACE WHERE THEY CAN BE.
[00:20:09]
AND OFFICE PARKS THAT COMPETE WITH DOWNTOWN OR THE REGIONAL RETAIL ELEMENTS THAT WOULD COMPETE WITH THE DEVELOPMENTS AT CAMPUS PARKWAY AND 99. THE COMMERCIAL THAT'S ON THE SITE IS FOR THE SITE AND FOR THE ADJACENT UNIVERSITY.WE'RE NOT LOOKING TO POACH ANYTHING FROM ANY OTHER PART OF TOWN.
NEXT, WE ALSO WANT TO FULFILL THE COMMUNITY VISION THAT WILL BE ENVIRONMENTALLY RESPONSIBLE.
YOU'LL NOTE THAT IN THE SPECIFIC PLAN, THERE ARE LOTS OF THINGS THAT WE'RE NOT REQUIRED TO DO UNDER CURRENT BUILDING CODES, BUT AT JUST THE RIGHT THING TO DO FOR WATER CONSERVATION, ENERGY CONSERVATION, AND TO SOME DEGREE, MAKING LIVING HERE LESS EXPENSIVE THAN IT WOULD BE OTHERWISE.
SO YOU'RE NOT FACED WITH A $6 OR $800 AIR CONDITIONING BILL DURING THE SUMMER MONTHS.
NEXT CITY AND COUNTY COLLABORATION.
THIS HAS BEEN REALLY IMPORTANT.
I WANT TO COMPLIMENT MARK AND HIS STAFF.
YOU SEE, IT'S NOT SOMETHING THAT WE COOKED UP IN THE BACK ROOM.
IT WAS REALLY A COLLABORATIVE EFFORT.
AND WE'RE I THINK WE'RE BRINGING THIS FORWARD TO YOU WITH A LOT OF AGREEMENT.
NEXT, PLEASE. IT'S WALKABLE AND BIKE ORIENTED.
EVERYTHING IS CLOSE TO EVERYTHING ELSE SO THAT PEOPLE CAN ACTUALLY GET OUT OF THEIR CARS.
YOU'LL SEE CLASS FOUR BIKE PATHS IN THERE SO PEOPLE CAN COMMUTE TO UC OR OTHER PLACES.
IT'S A BALANCED COMMUNITY FOR FAMILIES AND STAFF.
WE EXPECT MAYBE HALF OF THOSE UNITS WILL BE FOR STUDENTS.
THE OTHER HALF WILL BE FOR FAMILIES.
THEY WANT A NICE PLACE TO OWN.
SO WE'RE PROVIDING THAT AS WELL IN THE PROJECT.
NEXT, WE'RE ALSO COMPLETING KEY PORTIONS OF CAMPUS PARKWAY.
THE ALIGNMENT OF CAMPUS PARKWAY, AS I FIRST SAW IT, WAS ON CONSTRUCTIBLE.
IT RESULTED IN OUR NEIGHBORS, THE HUNTS BEING STRONG OBJECTORS TO THE PLAN.
SO I THINK THAT'S A KEY ACCOMPLISHMENT.
NEXT, PLEASE. WE ALSO HAVE ESSENTIAL PUBLIC FACILITIES.
NEXT, AND FINALLY DEVELOPING THE CITY STANDARDS.
THERE WAS QUITE A BIT OF DISCUSSION, THE UCP THAT THIS THIS AREA WAS SUPPOSED TO BE DEVELOPED AS A NEW TOWN THAT LED TO OBJECTION BY THE CITY WITH THE IMPLIMENTATION OF AB 3312 WE'RE ABLE TO ANNEXED WITH THE CITY UPON THE ANNEXATION OF UC AND SO WE'VE DEVELOPED EVERYTHING TO CITY STANDARDS OR ABOVE.
SO THEY'LL BE WE WILLINGLY ACCEPT THE IMPROVEMENTS AND WE'VE REVIEWED ALL THOSE DETAILS WITH THEM.
NEXT, PLEASE. SO ON THE UCP UPDATE, IT'S A COMPREHENSIVE REWRITE.
YOU WILL SEE ABOUT 150 PAGES OF MODIFICATIONS TO THE UCP.
SOME THINGS ARE NO LONGER NECESSARY, LIKE BEING BETTER THAN TITLE 24 WAS IN 2005.
WE HAVE A LOT OF THINGS THAT SIMPLY AREN'T NECESSARY ANYMORE.
THERE'S ALSO BEEN A REDUCTION IN SIZE OF THE DEVELOPMENT.
WE HAVE 2000 FEWER DWELLING UNITS AND ABOUT 800,000FT² LESS COMMERCIAL.
PART OF THAT IS JUST PULLING IT BACK ONTO THE VST SIDE.
THERE ARE MAPPING CHANGES SUCH AS THE REVISED CIRCULATION DIAGRAM THE STREETS ACTUALLY MEET.
THERE'S GOOD CIRCULATION BETWEEN ALL THE PROPERTIES REDUCTION IN SIZE.
ALL THE LRDP AREAS NORTH OF MYERS GATE ROAD HAVE BEEN TAKEN OUT.
THERE WERE SOME OVERLAPPING JURISDICTION THERE THAT DIDN'T MAKE ANY SENSE.
THE UCP IN SOUTH HUNT PROPERTIES ARE THE SAME IN THIS PLAN AS THEY ARE IN THE EXISTING PLAN.
THAT MAY CHANGE AS THEY COME IN WITH THEIR OWN SPECIFIC PLAN.
NEXT, AND AGAIN, IT'S ACTUALLY AN OVERALL REDUCTION IN THE SIZE OF THE PROJECT.
NEXT, PLEASE. THIS IS THE OVERALL VIEW.
THE AREA TO THE NORTH, THAT'S THE SHOWS, THE DETAIL ON IT, THAT'S THE EAST PORTION.
THE LARGER AREA TO THE SOUTH IS THE THE UCP SOUTH OR THE HUNT PORTION.
AND YOU CAN SEE THE TOTAL DEVELOPMENT BUILD OUT THERE.
NEXT, PLEASE. THIS IS OUR PHASING PLAN.
THIS IS NOT SOMETHING YOU BITE OFF IN ONE BIG BITE.
SO WE'VE COME UP WITH A LOGICAL DEVELOPMENT AND PHASING PLAN THAT STARTS AT THE NORTHWEST CORNER, SORT OF WORKS ITS WAY DOWN TO PHASE ONE B AND THEN SORT OF CONTINUES DOWN AND GOING TO THE PHASE ONE, C, ONE D AND ONE E, BASICALLY GOING ALL THE WAY UP TO THE FAIRFIELD CANAL.
[00:25:07]
WE HAVE A TENTATIVE MAP, A VERY SPECIFIC MAP GOING UP TO THAT.WE THINK THIS IS BASED ON OUR MARKET STUDIES, THAT THIS IS A 15 YEAR BUILD OUT FOR ALMOST 3900 DWELLING UNITS AND 850,000FT² OF RETAIL AND OFFICE. THIS DOES INCLUDE RIGHT UNDER WHAT'S REFERRED TO AS PHASE ONE C, AND I'LL GET THIS IN A LITTLE MORE DETAIL.
IT'S WHAT WE CALL OUR VILLAGE CENTER.
IT'S A VERTICALLY MIXED USE, SO IT'S RESIDENTIAL OVER COMMERCIAL.
WE WE'VE TALKED TO A NUMBER OF DEVELOPERS ABOUT THAT.
THEY'RE ACTUALLY PRETTY EXCITED ABOUT IT.
WE DON'T SEE THIS OUTSIDE OF THE DOWNTOWN, BUT IT CREATES A REALLY VIBRANT CAMPUS COMMUNITY.
THE SPECIFIC PLAN IS INCLUDES A NUMBER OF ELEMENTS.
FIRST IS A LAND USE FRAMEWORK THAT INCLUDES THE LAND, USES AFFORDABLE HOUSING AND PROJECT PHASING, THE REGULATORY AND DESIGN FRAMEWORK, WHICH IS BASICALLY THE ZONING FOR THE PROPERTY BUILDING SETBACKS, ARCHITECTURE, DRAINAGE, ENERGY AND WATER CONSERVATION.
I'LL CALL YOUR ATTENTION TO THE THE ADDITIONAL FEATURES WE'RE PUTTING IN FOR WATER CONSERVATION SO THAT WE'RE WELL UNDER THE GSA LIMITATIONS FOR THE PROPERTY, ENERGY CONSERVATION CIRCULATION.
AGAIN, WE DID QUITE A BIT OF WORK ON CAMPUS PARKWAY AND THE ACTIVE TRANSPORTATION PLAN.
FINANCING SERVICES AND GOVERNANCE.
WE THINK THIS CHAPTER SATISFIES THE LAFCO QUESTIONS ABOUT WHO'S GOING TO PROVIDE WHAT SERVICE AND HOW IS IT GOING TO BE PAID FOR, INCLUDING COMING UP WITH SPECIAL FEES FOR THE PARK FACILITIES, WHICH ARE PROBABLY 50 OR 60% HIGHER THAN THE CITY REQUIREMENT? WE'RE WELL ABOVE FIVE ACRES PER THOUSAND.
AND THE TRANSPORTATION FACILITIES THAT ARE UNIQUE TO THE PROJECT JUST BECAUSE ON THE FRINGE OF THE OF THE OVERALL CITY AND THEN THE PLAN ADMINISTRATION WHAT IS WHAT IS THE FOLLOW UP TO HOW IT GETS IMPLEMENTED? NEXT, PLEASE. THESE ARE ILLUSTRATIONS OF THE TYPES OF HOUSING PROJECT PRODUCTS AND COMMERCIAL FEATURES WE EXPECT IN THE PROJECT. THE UPPER LEFT HAND CORNER SHOWS SOME WHAT WE CALL R2 OR R-15 POCKET CLUSTERS.
IT'S A DEVELOPMENT TYPE THAT LOOKS LIKE A SINGLE FAMILY DEVELOPMENT FROM THE FRONT, BUT HAS ABOUT TWICE THE DENSITY, SOMETIMES THREE TIMES THE DENSITY, VERY FAVORED WITH MILLENNIALS, EMPTY NESTERS, THAT SORT OF THING.
WE ALSO HAVE A PRETTY GOOD COMPLEMENT OF WHAT WE REFER TO AS TYPICAL R-1 5,000 SQUARE FOOT LOT 7,000 SQUARE FOOT LOTS AS WELL AS A STATE LOTS IN THE 12 TO 20,000 SQUARE FOOT AREA.
THAT WOULD BE LARGE, LARGE LOTS ON PUBLIC STREETS.
WE DON'T FIND THOSE CLOSE TO THE UNIVERSITY.
WE HAVE A LOT OF ONE ACRE LOTS WITH PRIVATE FACILITIES, BUT NOTHING THAT A MANAGER OR AN EXECUTIVE OR A PROFESSOR WOULD WANT WITH A PUBLIC STREET FRONTAGE.
FRONTAGES AND PUBLIC CITY UTILITIES.
WE HAVE QUITE A BIT OF R-3 ADJACENT TO THE VILLAGE CENTER, SOME STACKED UP APARTMENTS.
WE HAVE THE TOWN CENTER IS MORE LIKE WHAT YOU'D THINK ABOUT IS A DOWNTOWN AND THAT WOULD HAVE 1 OR 2 FLOORS OF RESIDENTIAL OVER CONVENIENCE, COMMERCIAL SHOPS, OFFICES, THAT SORT OF THING.
NEXT, PLEASE. AND THEN NEXT, PLEASE.
SO THIS IS THE THAT VILLAGE CENTER UP IN THE UPPER LEFT HAND CORNER.
THAT'S THE MERCED SCHOLARS ACADEMY.
WE ALSO HAVE A NEED FOR JUST SOME PLAIN OFFICES AND RETAIL, AND THAT'S WHERE THIS WOULD BE LOCATED.
YOU'LL NOTICE PER THE UCP THAT THERE'S LOTS OF DENSITY AROUND THIS.
WE HAVE A COMMUNITY COMMUNITY RECREATION CENTER.
YOU THINK OF IT LIKE A COUNTRY CLUB FOR EVERYBODY.
LARGE POOL, KIDDY POOL, FARMERS MARKET, BALL COURTS, 5,000 SQUARE FOOT CLUBHOUSE FOR COMMUNITY EVENTS, ALL PAID FOR WITH AN HOA.
WE HAVE A COMMUNITY SPORTS PARK, SOCCER FIELDS, BALL FIELDS, THAT SORT OF THING.
WE ALSO HAVE A POLICE AND FIRE STATION IN THE FIRST PHASE OF IT.
THIS WOULD SERVE THE ENTIRE PROJECT AND THE UC AS WELL, AND AS WELL AS THE POLICE STATION NEXT DOOR.
NEXT, PLEASE. IT'S IMPORTANT TO NOTE THAT WE ALREADY HAVE AN EIR WE'RE STARTING WITH.
[00:30:07]
THIS IS A SUBSEQUENT EIR.WE'RE SIMPLY BUILDING ON THAT.
IT COMPARES THE INFORMATION IN THE THE CURRENT EIR COMPARES THE INFORMATION IN THE 2004 2006 EIR AND ALSO ADDS INFORMATION THAT WAS DEVELOPED OVER THE INTERIM TIME WITH THE VARIOUS LRDP EIRS AND THE VARIOUS CHANGES.
THE FINDINGS THAT I'LL JUST SUMMARIZE.
MOST IMPACTS, IN FACT, THOSE RELATED TO AIR QUALITY TRAFFIC AND GREENHOUSE GAS EMISSIONS WERE SUBSTANTIALLY LESS BECAUSE OF THE LOWER DEVELOPMENT FOOTPRINT AND BECAUSE OF THE ADDITIONAL FEATURES WE'RE PUTTING INTO THE PROJECT.
NEXT, PLEASE. THERE ARE ALSO THREE OTHER ITEMS THAT WERE PROCESSING.
THE PLANNING COMMISSION HAS A ROLE IN RECOMMENDING THAT.
WE'VE ACTUALLY DECIDED IN CONSULTATION WITH THE CITY AND THE COUNTY TO PROCESS THE ACTUAL TENTATIVE MAP IN THE CITY AFTER ANNEXATION AND THEN THE ANNEXATION WE EXPECT LATER ON THIS YEAR PER AB 3312.
NEXT. WITH THAT, I THANK YOU FOR YOUR TIME AND PATIENCE.
WE'RE REALLY EXCITED ABOUT THIS.
AS STEVE SAID, THE THIS HAS BEEN A LOT OF WORK BY A LOT OF FOLKS.
SOME OF WHICH ARE ON YOUR COUNTY STAFF IN THE ROOM TODAY.
IT'S A GAME CHANGER. I THINK SOMEONE SAID THIS IS KIND OF A ONCE IN A LIFETIME PROJECT.
I'VE BEEN IN THE BUSINESS FOR 45 YEARS.
SO WITH THAT, I'LL ANSWER ANY QUESTIONS YOU MIGHT HAVE ON IT.
I THANK YOU VERY MUCH. ANY QUESTIONS? THANK YOU, MR. CHAIRMAN. IF I COULD JUST INTERJECT REAL QUICK, I WANT TO SAY THANK YOU TO BOTH DR.
[INAUDIBLE] AND MR. PECK AND TEAM NOT ONLY FOR THE PRESENTATION TODAY, BUT THE WORK THAT HAS LED UP TO SOME DECISION POINTS HERE IN THE VERY NEAR FUTURE. AND THAT'S A RESULT OF, I THINK, AS MR. PECK JUST MENTIONED, LITERALLY HOURS UPON HOURS UPON HOURS OF WORK.
AND SO CERTAINLY WANT TO ACKNOWLEDGE THEM FOR TAKING THE TIME OUT OF THEIR SCHEDULE TO COME AND HELP EDUCATE THIS COMMISSION ON THE PROJECT AND TO FAMILIARIZE IT IN ADVANCE OF FUTURE DECISION POINTS.
ONWARD TO ITEM NUMBER 8 DIRECTORS REPORT.
[8. DIRECTOR'S REPORT]
MR. CHAIRMAN, AGAIN.GOOD MORNING. I JUST WANT TO TAKE A QUICK OPPORTUNITY.
I SHOULD DO THIS AT THE OUTSET.
AND WELCOME JENNA ANDERSON, WHO IS SERVING UP HERE ON THE DAIS WITH YOU.
JENNA SERVES AS THE CHIEF DEPUTY COUNTY COUNSEL IN THE COUNTY COUNSEL'S OFFICE.
AND CERTAINLY WHEN WE ACKNOWLEDGE HER FOR FOR BEING UP HERE WITH US AND OBVIOUSLY MR. GRANT DID A NICE JOB FOR THIS COMMISSION FOR FOR A LONG TIME AND JENNA IS GOING TO HELP US HOLD DOWN THE FORT FOR THE FOR THE TIME BEING.
OKAY. NOT HEARING ANY. I WILL ADJOURN THIS MEETING.
THANK YOU.
* This transcript was compiled from uncorrected Closed Captioning.