[1. CALL TO ORDER]
[00:00:03]
WELCOME TO THE MERCED COUNTY PLANNING COMMISSION COMMISSION MEETING FOR SEPTEMBER 27TH, 2023.
COULD WE PLEASE HAVE EVERYBODY STAND FOR THE PLEDGE OF ALLEGIANCE? . OKAY.
CAN WE HAVE A ROLL CALL, COMMISSIONERS, PLEASE? MR. CHAIR, YOU DO HAVE A QUORUM.
[4. APPROVAL OF MINUTES]
ITEM FOUR APPROVAL OF MINUTES.WE HAVE SOME MINUTES PRESENTED FROM THE SEPTEMBER 13TH, 2023 MEETING.
OKAY. WE HAVE A MOTION AND A SECOND TO APPROVE THE MINUTES.
ALL THOSE IN FAVOR? ALL RIGHT. CHAIR ALSO VOTES AYE.
ANY OPPOSED? MOTION CARRIED. OKAY.
ITEM NUMBER FIVE, CITIZEN COMMUNICATIONS.
ANYTHING THAT IS NOT ON THE AGENDA TODAY, THAT IS.
AND PLEASE STATE YOUR NAME AND ADDRESS FOR THE RECORD.
OKAY. NOT SEEING ANY. I WILL CLOSE THIS COMMUNICATIONS AND COME TO OUR PUBLIC HEARINGS.
[6. PUBLIC HEARING(S)]
AND MS. HO, OUR FIRST ITEM.THANK YOU, CHAIRPERSON ERRECA.
MY NAME IS TIFFANY HO, DEPUTY DIRECTOR OF PLANNING, AND I HAVE THE PLEASURE TODAY TO PRESENT TO YOU GENERAL PLAN AMENDMENT NUMBER GPA 21-002 ZONE CHANGE NUMBER ZC 21-003 PLAN DEVELOPMENT ZONE NUMBER 21-001 AND DEVELOPMENT AGREEMENT NUMBER 21-001 ALL FOR THE UNIVERSITY COMMUNITY AMENDMENT AND VIRGINIA SMITH TRUST SPECIFIC PLAN.
THIS REQUEST IS A GENERAL PLAN, AMENDMENT AND PLAN DEVELOPMENT ZONE TO MODIFY THE UNIVERSITY COMMUNITY, PLAN BOUNDARIES, REVISE THE POLICY PLAN OF THE UNIVERSITY COMMUNITY PLAN AND AMEND THE LAND USE AND CIRCULATION DIAGRAMS TO REFLECT THE SPECIFIC PLAN AND CAMPUS PARKWAY ALIGNMENT.
THE ZONE CHANGE IS TO AMEND THE ZONING MAP TO ESTABLISH THE ZONING FOR THE SPECIFIC PLAN.
AS NOTED HERE, MAJORITY OF THE PROJECT ACTION HAS ALREADY BEEN TAKEN FROM THE SEPTEMBER 13TH, 2023 HEARING, AND TODAY WE'LL BE REALLY FOCUSING ON THE DEVELOPMENT AGREEMENT, BUT WE'LL ALSO KIND OF PROVIDE AN OVERVIEW OF THE SEPTEMBER 13TH HEARING.
OH, SORRY, JERRY, CAN YOU MUTE YOURSELF? [INAUDIBLE].
SORRY, THAT IS OUR CONSULTANT ON THE LINE.
A LITTLE TECHNICAL DIFFICULTIES HERE.
OH, OKAY. PERFECT TO CONTINUE.
SO THE SEPTEMBER 13TH HEARING PLANNING COMMISSION UNANIMOUSLY VOTED TO RECOMMEND THE BOARD OF SUPERVISORS TO CERTIFY THE SUBSEQUENT ENVIRONMENTAL IMPACT REPORT ADOPTED FINDINGS OF FACT, STATEMENT OF OVERRIDING CONSIDERATIONS AND THE MITIGATION MONITORING AND REPORTING PROGRAM.
SECONDLY, THE PLANNING COMMISSION ADOPTED A RESOLUTION RECOMMENDING THE BOARD OF SUPERVISORS ADOPT THE RESOLUTION APPROVING GENERAL PLAN AMENDMENT GPA 21-002, AMENDING THE COMMUNITY PLAN UNIVERSITY COMMUTE PLAN AND ESTABLISHING PLANNED DEVELOPMENT ZONE NUMBER 21-001 AS WELL AS ADOPTED THE ORDINANCE APPROVING ZONE CHANGE NUMBER ZC 21-003.
AS DISCUSSED IN THAT HEARING, WE SAID THAT THE GENERAL PLAN AMENDMENT WOULD REMOVE APPROXIMATELY 470 ACRES OF LAND THAT IS CURRENTLY ALLOCATED TO THE UNIVERSITY OF CALIFORNIA FOR THE MERCED 2020 LONG RANGE DEVELOPMENT PLAN, AND THEN ADD APPROXIMATELY 176 ACRES TO THE VIRGINIA SMITH SPECIFIC PLAN AND THE UCP BOUNDARY.
AND IN THAT IT REFLECTS A NUMBER OF USES THAT ARE SUBSTANTIALLY CONFORMANCE WITH THE UNIVERSITY COMMUNITY PLAN, EXCEPT THAT IT REMOVES THE BUSINESS CENTER.
AND THERE ARE A LITTLE BIT OF CHANGES TO MAKE WITH THAT REDUCED BOUNDARY.
[00:05:07]
HERE IS THE CIRCULATION DIAGRAM THAT THE PLANNING COMMISSION RECOMMENDED.THE BOARD OF SUPERVISORS APPROVE.
AND THEN FOR THE ENVIRONMENTAL REVIEW, AS MENTIONED, THE PLANNING COMMISSION DID RECOMMEND THAT THE BOARD OF SUPERVISORS CERTIFY THE SUBSEQUENT ENVIRONMENTAL IMPACT REPORT THAT WAS PREPARED.
THAT SUBSEQUENT ENVIRONMENTAL IMPACT REPORT DID FIND THAT THERE WERE SIGNIFICANT, UNAVOIDABLE IMPACTS IN THE GREENHOUSE GAS EMISSIONS, NOISE AND VIBRATION, CUMULATIVE IMPACTS AND NOISE AND VIBRATION AND BIOLOGICAL RESOURCES, AND THEN LESS THAN SIGNIFICANT IMPACTS WHEN MITIGATED REGARDING AIR QUALITY, BIOLOGICAL RESOURCES, HYDROLOGY AND WATER QUALITY AND NOISE AND VIBRATION.
OVERALL, THOUGH, THE IMPACTS WERE REDUCED BECAUSE OF THE REDUCED PLANNING AREA AND FINDINGS OF FACT AND STATEMENTS OF OVERRIDING CONSIDERATIONS WERE PRESENTED TO THE PLANNING COMMISSION, WHICH SHOW THAT THE BENEFITS OF THE PROJECT OUTWEIGH THE SIGNIFICANT AND UNAVOIDABLE IMPACTS.
TODAY'S HEARING IS ABOUT THE DEVELOPMENT AGREEMENT THAT IS ATTACHED TO THIS ITEM.
THE DEVELOPMENT AGREEMENT SPEAKS TO THE BENEFITS OF THE VESTED RIGHTS OF THE PROJECT, THE FINANCIAL MECHANISMS FOR IMPLEMENTING THE PROJECT, AND THEN ALSO PERFORMANCE OBLIGATIONS ON THE APPLICANT SIDE AND THEN THE JURISDICTIONAL ENTITIES SIDE.
AND I ALSO WANTED TO NOTE THAT THERE WERE SOME CHANGES TO THE DEVELOPMENT AGREEMENT AFTER THE PLANNING PLANNING COMMISSION STAFF REPORT WAS PUBLISHED AND IT WAS PROVIDED TO THE DAIS AND THE PUBLIC HERE TODAY, AND THAT IS EXHIBIT M, WHICH SHOWS THE CAMPUS PARKWAY DESIGN AS BUILT BY THE VIRGINIA SMITH TRUST.
SO THIS DOCUMENT IS JUST A PLAN THAT IS REFERENCED IN THE AGREEMENT BUT WAS OMITTED.
AND THEN WE ADDED A COVER SHEET FOR M-1, THE DESIGN SPEED EXHIBIT.
NO ADDITIONAL NOTICE WAS NEEDED BECAUSE THE CHAIR CONTINUED THIS ITEM TO THIS HEARING TODAY AND BECAUSE IT WAS ANNOUNCED THAT THE ITEM WAS CONTINUED, NO FURTHER NOTICE WAS REQUIRED.
AND SO THAT IS WHAT OUR PUBLIC ENGAGEMENT HAS BEEN LOOKING LIKE FOR STAFF RECOMMENDATIONS.
THIS CONCLUDES STAFF'S PRESENTATION.
STAFF CAN ANSWER ANY QUESTIONS YOU MIGHT HAVE AT THIS TIME.
I ALSO WANT TO NOTE THAT THE CONSULTANT FOR, OH, SORRY, THIS IS FOR THE NEXT ITEM.
I ALSO WANT TO NOTE THAT THE APPLICANT TEAM IS IN THE AUDIENCE IF YOU HAVE ANY QUESTIONS FOR THEM.
THANK YOU. ARE THERE ANY QUESTIONS FOR STAFF FROM THE COMMISSION? OKAY. NOT HEARING ANY.
I WILL OPEN UP THE PUBLIC HEARING ON THIS ITEM.
ANYBODY WOULD LIKE TO COME FORWARD AND SPEAK.
PLEASE DO SO AND STATE YOUR NAME AND ADDRESS FOR THE RECORD.
AND WE'RE EXCITED THAT WE'RE ABLE TO SEE THIS PROJECT MOVE FORWARD BECAUSE THE TWO BENEFICIARIES REALLY ARE, NUMBER ONE, THE STUDENTS AT THE UNIVERSITY AND NUMBER TWO, OUR CHILDREN IN K 12 EDUCATION HERE IN MERCED COUNTY THAT WILL BE ABLE TO BENEFIT FROM SCHOLARSHIPS IN PERPETUITY BECAUSE OF WHAT VIRGINIA GAVE US IN 1971.
[00:10:05]
AND I THINK IT'S SOMETHING THAT WE NEED TO FOCUS ON BECAUSE UC MERCED DOES SERVE A LOT OF LOW INCOME STUDENTS.SO I THINK THAT WAS SOMETHING THAT WE'D LIKE TO SEE MORE REFLECTED IN THE PLANS, TO SEE HOW IT'S GOING TO BETTER SUPPORT THE STUDENTS AND PROBABLY MORE HOUSING FOR US WHEN THAT'S NOT THE TYPE OF HOUSING THAT WE SEE IN THERE.
THANK YOU. GOOD MORNING, EVERYONE. MY NAME IS ARI HUFFMAN AND I'M THE EXTERNAL VICE PRESIDENT FOR THE UNIVERSITY OF CALIFORNIA, MERCED.
I AM KIND OF NEW TO POLITICS AND STUFF, SO JUST MY GENERAL SCANNING OVER THE PLAN.
LIKE MY COLLEAGUE NEIL SAID, THERE ISN'T VERY MUCH LOW INCOME HOUSING AND UC MERCED IS PRIMARILY MARKETED TOWARDS LOW INCOME STUDENTS WITH 70% OF US RECEIVING THE PELL GRANT, 90% OF US BEING STUDENTS OF COLOR.
THE SCHOOL DOESN'T GIVE YOU AS MUCH MONEY, SO YOUR SCHOLARSHIP IS BASICALLY NULLIFIED.
GOOD MORNING. MY NAME IS JOSUE HERRERA.
I RESIDE IN CITY OF MERCED RIGHT NOW.
I'M ALSO A STUDENT AT THE UNIVERSITY OF CALIFORNIA, MERCED.
I AM THE DIRECTOR OF STUDENT ADVOCACY FOR OUR STUDENT GOVERNMENT.
I WOULD ALSO LIKE TO POINT OUT CONCERNS OF THE LACK OF LOW INCOME HOUSING GIVEN THE HIGH THE CLOSE PROXIMITY OF THIS DEVELOPMENT TO THE UNIVERSITY. AGAIN, AS SOME OF MY COLLEAGUES MENTIONED, A LOT OF THIS PLAN HAS A LOT OF SINGLE FAMILY HOMES BEING A DEVELOPMENT THAT IS VERY CLOSE TO UNIVERSITY.
I THINK THIS IS A VERY GREAT OPPORTUNITY TO PROVIDE A SIGNIFICANT PORTION OF MIXED USE, DENSE, WALKABLE COMMUNITIES FOR STUDENTS TO RESIDE IN CLOSE TO UNIVERSITY, AS WELL AS POTENTIAL PROFESSORS TO HAVE A AFFORDABLE AND LIVABLE COMMUNITY NEAR THEM.
I'M MARIA CALDERON AND I'M HERE TO ADDRESS SOME NEEDS THAT MERCED HAS.
MORE AFFORDABLE HOUSING NEEDS TO BE INCLUDED IN THIS NEW AREAS.
DON'T FORGET SOUTH MERCED SAID.
SOUTH MERCED NEEDS GROCERY STORE, WATER, SEWER, ROAD REPAIRS, SIDEWALKS, STREETLIGHTS AND MUCH MORE.
WE ARE SEEING NEW AREAS IN NORTH MERCED GET APPROVED WHILE SOMERSET GETS LEFT OUT OR LEFT BEHIND.
SO AGAIN, I'M HERE, WE'RE HERE, AND WE REALLY HOPE THAT YOU GUYS, YOU KNOW, CONSIDER THIS.
WE'VE BEEN HERE, YOU KNOW, QUITE A FEW TIMES AND WE'RE STILL NOWHERE.
SOMERSET DESERVES OR NEEDS NOT DESERVES.
WE ALL DESERVING, BUT SOUTH MERCED NEEDS TO BE LOOKED AT SERIOUSLY. AND WE'LL BE HERE TILL, YOU'LL SEE US HERE ASKING FOR THIS.
WE'RE NOT ASKING FOR THINGS THAT ARE NOT REASONABLE.
WE'RE ASKING FOR WHAT WE, OUR FAMILIES, OUR COMMUNITY.
BECAUSE IT SEEMS LIKE SOMETIMES IT FEELS LIKE WE'RE IN A DIFFERENT COUNTY OR, YOU KNOW, BECAUSE WE'RE NOT REALLY SEEING ANYTHING GOING FOR US.
[00:15:04]
SO PLEASE CONSIDER THAT.WE ALL WANT OUR CHILDREN, OUR GRANDCHILDREN TO BE TO GET WHAT EVERYBODY ELSE GETS. WE ALL PAY TAXES.
GOOD MORNING. MY NAME IS MADELINE HARRIS.
I WORK WITH LEADERSHIP COUNCIL AND I AM PARTNERING WITH A COMMUNITY GROUP IN SOUTH MERCED THAT WE MEET WITH ON A MONTHLY BASIS. AND THIS PROJECT IS A BIG OPPORTUNITY.
IT'S AND IT'S ALSO A PATTERN OF GROWTH WHERE WE'RE SEEING SOUTH MERCED CONTINUE TO GET NEGLECTED AND THE CITY OF MERCED IS EXPANDING AND SPRAWLING NORTHWARD WHILE THOSE EXISTING NEEDS OF EXISTING COMMUNITIES CONTINUE TO GO UNADDRESSED. BUT I KNOW THAT, YOU KNOW, WHAT'S ON YOUR AGENDA TODAY IS TO LOOK AT A RESOLUTION TO RECOMMEND THAT THE BOARD OF SUPERVISORS ADOPT A DEVELOPMENT AGREEMENT.
AND PART OF THAT DEVELOPMENT AGREEMENT IS THE AFFORDABLE HOUSING PLAN FOR VST.
SO I DO WANT TO ACKNOWLEDGE WE'RE TAKING A SMALL STEP IN THE RIGHT DIRECTION IN THAT VST INCLUDES SOME DEED RESTRICTED, AFFORDABLE HOUSING, BUT IT DEFINITELY NEEDS MORE.
IT'S NOT YET CONSISTENT WITH THE HOUSING NEEDS IN THE REGIONAL HOUSING NEEDS ALLOCATION AND LOW INCOME STUDENTS AND LOW INCOME RESIDENTS OF MERCED NEED AFFORDABLE HOUSING URGENTLY.
AND SO THIS IS A BIG OPPORTUNITY FOR YOU AS THE PLANNING COMMISSION TO ACTUALLY SAY, YOU KNOW WHAT, BOARD OF SUPERVISORS, THE DEVELOPMENT AGREEMENT SHOULD REQUIRE A LITTLE BIT MORE DEVELOPMENT AGREEMENTS ARE A TOOL THAT YOU HAVE TO ACQUIRE MORE AFFORDABLE HOUSING.
SO THAT'S WHAT WE WOULD ENCOURAGE.
AND WE ALSO WANT TO ENCOURAGE YOU AS PLANNING COMMISSIONERS TO NOT FORGET ABOUT SOUTH MERCED.
LIKE MARIA SAID, THERE'S GOING TO BE A WAVE OF NEW PROJECTS IN THIS, YOU KNOW, NORTH OF MERCED, UNINCORPORATED AREA, BUT UNINCORPORATED COMMUNITIES IN SOUTH MERCED.
A LOT OF THESE AREAS ARE STILL LACKING BASIC WATER AND SEWER CONNECTIONS FROM THE CITY.
AND SO THE ISSUE IS KIND OF A FAIR HOUSING ISSUE, RIGHT? WE'RE DEVELOPING THESE NEW LUXURY COMMUNITIES WITH PARKS AND GROCERY STORES AND AMENITIES.
THEY LACK, YOU KNOW, BASIC PEDESTRIAN SAFETY INFRASTRUCTURE.
AND SO IN ORDER TO AFFIRMATIVELY FURTHER FAIR HOUSING, WHICH IS A NEW STATE REQUIREMENT, WE'RE ENCOURAGING PLANNING COMMISSIONS AND THE BOARD OF SUPERVISORS AND CITY COUNCIL TO LOOK EQUITABLY AT THE CITY OF MERCED AND THE WAYS THAT IT'S GROWING AND TO PRIORITIZE THE NEEDS OF COMMUNITIES THAT HAVE BEEN LEFT BEHIND FOR DECADES BEFORE WE JUST CONTINUE TO DIVERT CITY RESOURCES TO NEW AREAS.
SO THOSE ARE THE TWO THINGS THAT I WANTED TO BRING BEFORE YOU TODAY.
THAT LARGER FAIR HOUSING ISSUE ABOUT THE WAY THAT THE CITY IS GROWING AND KIND OF BECOMING A TALE OF TWO CITIES AND ALSO THAT YOU HAVE AN OPPORTUNITY BEFORE YOU TODAY TO ACTUALLY ASK THAT THE BOARD OF SUPERVISORS.
A RESIDENT OF DISTRICT TWO COUNTY DISTRICT.
I MOVED INTO THIS AREA ABOUT 47 YEARS AGO AND I, TOO, COME FROM THAT VULNERABLE, AFFECTED POPULATION THAT PRACTICALLY SPEAKING, LOW INCOME, NOT MANY RESOURCES.
AND I'VE BEEN IN THIS COMMUNITY FOR SO LONG, I'VE SEEN THE TRENDS OF BUILDING TO THE NORTH.
THERE'S A RICH, CULTURAL, TRADITIONAL COMMUNITY THAT REALLY CONTINUES TO SUFFER BECAUSE OF LACK OF RESOURCES. AND I'M NOT TRYING TO IMPLY THAT ANY ONE OF YOU ARE RESPONSIBLE FOR THAT, BUT YOU ARE PART OF THAT OPPORTUNITY TO HAVE, WHAT IS IT, A LITTLE BIT OF A OF A MORE IMPROVED
[00:20:08]
GROWTH OF THE AFFORDABLE HOUSING? WE HAVE PEOPLE IN OUR COMMUNITY WHO ARE FOOD INSECURE.AND I KNOW THAT, YOU KNOW, SCHOLARSHIPS REALLY MADE MY EDUCATION POSSIBLE.
I JUST FEEL AT THIS TIME WE HAVE REALLY QUICK INVOLVEMENT OF INVESTORS, VERY RICH PEOPLE TO OUR COMMUNITY. I'M NOT TALKING ABOUT THE PROJECT.
I'M TALKING ABOUT OTHERS THAT ARE GOING TO BALLOON AS SOON AS THIS HAPPENS.
AND YOU NEED TO BE RESPONSIBLE TO MAKE SURE EXCUSE ME, THAT WE DO HAVE OPPORTUNITIES FOR THE CHILDREN OF PEOPLE IN MERCED OR IN THE VALLEY TO STAY.
WE'RE LACKING PEOPLE THAT CAN GET A GOOD EDUCATION OUT OF UC.
IT'S UP TO YOU TO HELP EDUCATE OUR COMMUNITY.
AND IT MIGHT BE A LITTLE PREMATURE, YOU KNOW, TO BE ABLE TO DEAL WITH THIS WHOLE THING.
BUT I THINK IT'S IMPORTANT AND YOU ARE PART OF THAT FUTURE THAT IS ABOUT TO HAPPEN.
AND PLEASE CONSIDER THE VULNERABILITY OF PEOPLE AND THE NEEDS OF THIS COMMUNITY.
GOOD MORNING. ALICIA GUERRA WITH BUCKHALTER.
I REPRESENT THE VST, I'M SERVING AS LAND USE COUNSEL ON THIS PROJECT.
UNFORTUNATELY, THAT'S NOT EXACTLY WHAT THESE DOCUMENTS SAY.
AND IF YOU READ THAT PLAN, NOT ONLY DOES IT DISCUSS THE PROVISION OF VERY LOW, LOW AND MODERATE INCOME HOUSING, BUT IT ALSO PROVIDES FOR HOUSING BY DENSITY, AFFORDABLE HOUSING BY DENSITY, AND THERE'S A MULTIFAMILY RESIDENTIAL COMPONENT TO IT.
AND IN NO WAY IS IT DOES IT CONFLICT WITH THE REGIONAL HOUSING NEEDS ASSESSMENT TARGETS FOR MERCED COUNTY? IF ANYTHING, THIS IS HELPING THE COUNTY ACHIEVE THOSE TARGETS.
THE OTHER THING IS THIS PROGRAM, THIS PROJECT HAS BEEN IN THE WORKS FOR MORE THAN 20 YEARS.
IT'S BEEN IN THE WORKS SINCE UC MERCED WAS LOOKING FOR A HOME AND THIS WAS PART OF THE INTEGRATED COMMUNITY THAT VIRGINIA SMITH CONTEMPLATED FOR HOW MONEY WAS GOING TO BE DEVOTED TO MERCED COUNTY.
THIS IS ONE OF THE FIRST PROJECTS TO PROCEED AND REALIZE THAT VISION.
SO IT'S NOT LIKE WE'RE ONLY FOCUSING ON ONE PART, AND THIS PROJECT IS ONLY MOVING FORWARD BECAUSE SOMEBODY DECIDED TODAY THAT THEY'RE GOING TO DEVELOP HOUSING IN THIS PART OF MERCED COUNTY.
IT'S ACTUALLY BEEN UNDERWAY FOR DECADES HERE.
AND THE OTHER THING IS, WHILE I APPRECIATE PEOPLE WOULD LIKE TO SEE MORE OPPORTUNITIES IN SOUTH MERCED, IF YOU LOOK AT THE LETTER WE PROVIDED TO THE PLANNING COMMISSION ON SEPTEMBER 5TH, MANY OF THE COMMENTS ACTUALLY HAVE BEEN REFUTED.
I MEAN, THERE ARE GROCERY STORES IN SOUTH MERCED, THERE ARE SERVICES PROVIDED IN SOUTH MERCED AND IT'S THE VST'S PROPERTY IS IN NORTH MERCED AND IN THIS PART OF MERCED COUNTY.
AND SO THEY'RE PROPOSING TO DEVELOP A PROJECT CONSISTENT WITH THE PLANS THAT THE COUNTY HAS ENVISIONED FOR THIS AREA TO SUPPORT UC MERCED, TO PROVIDE HOUSING FOR THE COMMUNITY, BUT MOST IMPORTANTLY, GENERATE FUNDS FOR SCHOLARSHIPS FOR STUDENTS OF ALL OF MERCED COUNTY.
SO I APPRECIATE THAT PEOPLE WOULD LIKE TO SEE MORE HAPPEN IN SOUTH MERCED.
[00:25:08]
OKAY. WOULD ANYONE ELSE LIKE TO COME FORWARD? OKAY. NOT SEEING ANY.WELL, I'LL MAKE A MOTION THAT WE DON'T DO ANYTHING WITH THE CEQA.
ADOPT A RESOLUTION RECOMMENDING THE BOARD OF SUPERVISORS.
ADOPT THE ORDINANCE APPROVING DEVELOPMENT AGREEMENT NUMBER DA 21-001.
WE HAVE A MOTION AND A SECOND ON THE PROJECT.
ALL THOSE IN FAVOR? AYE. THE CHAIR ALSO VOTES AYE.
ANY OPPOSED? MOTION CARRIED. OKAY, ON TO OUR NEXT ITEM.
ALL RIGHT. THANK YOU, COMMISSIONERS.
SO I'LL BE PRESENTING THE NEXT ITEM AS WELL.
AND THIS ITEM IS THE PLAN DEVELOPMENT ZONE PD 18-001 GENERAL PLAN AMENDMENT NUMBER GPA 2023-002 AND ZONE CHANGE NUMBER ZC 2023-1002 FOR THE BRADBURY RANCH MASTER PLAN.
THE APPLICANT IS RBK DEVELOPMENT.
THE REQUEST IS TO AMEND THE DELHI COMMUNITY PLAN AND THE MERCED COUNTY GENERAL PLAN AND CHANGE THE ZONING OF APPROXIMATELY 273 ACRES IDENTIFIED AS THE BRADBURY MASTER PLAN AREA IN THE DELPHI COMMUNITY PLAN.
THE GENERAL PLAN SPECIFICALLY AMENDS THE LAND USE DESIGNATIONS IN THE DELPHI COMMUNITY PLAN AS IT RELATES TO THE BRADBURY MASTER PLAN AREA TO BE RENAMED AS THE BRADBURY RANCH MASTER PLAN.
AND IT'S A ZONING AMENDMENT TO ESTABLISH THE PLAN DEVELOPMENT ZONE.
THIS SLIDE HERE SHOWS THE VICINITY OF THE PROJECT SITE.
THE PROJECT SITE IS HIGHLIGHTED IN RED.
HERE IS A CLOSE VIEW OF THE PROJECT SITE, AGAIN STILL HIGHLIGHTED IN RED.
THE PROJECT SITE IS BOUNDED BY BRADBURY ROAD ON THE NORTH.
HERE IS THE PROPOSED CONCEPTUAL DEVELOPMENT PLAN FOR THE PROJECT.
YOU CAN SEE THAT IT INCLUDES SOME LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL AS WELL AS PARKS, BASINS AND A SCHOOL SITE. IT ALSO INCLUDES A FIRE DEPARTMENT AND HIGHLIGHTS SOME INTERIOR ROADS THROUGHOUT THE PROJECT SITE.
THE MASTER PLAN, AS ATTACHED TO THE STAFF REPORT, INCLUDES CONTENTS RELATING TO THE LAND USE CIRCULATION, SPECIFYING THE TYPES OF ROADS THAT ARE SERVING THE AREA, AND NEW ROADS THAT WILL BE SERVING THE AREA, INCLUDING MINOR COLLECTORS, ROADS, A, B AND C COMMUNITY CHARACTER AND DESIGN AREAS FOR OPEN SPACE AND PARK SPACES.
IT ALSO DELINEATES BICYCLE ONE AND TWO, CLASS ONE AND TWO FACILITIES AND GENERAL LOCATIONS OF PARKS.
IT ADDRESSES NOISES INCLUDING POLICIES TO REDUCE IMPACTS OF THE RAILROAD AND HIGHWAY TO POTENTIAL DEVELOPMENT, AND ALSO ADDRESSES PUBLIC SERVICES SUCH AS WATER, WASTEWATER AND STORMWATER FACILITIES.
PUBLIC FACILITIES SUCH AS THE SCHOOL SITE AND FIRE STATION AND IMPLEMENTATION OF THE MASTER PLAN IN SUBSEQUENT ENTITLEMENTS AND FINANCING FOR GENERAL PLAN CONSISTENCY.
THE DELPHI COMMUNITY PLAN WAS ADOPTED JUNE 13TH, 2006, AND THE PROJECT SITE ITSELF WAS DESIGNATED THE MASTER BRADBURY MASTER PLAN AS HIGHLIGHTED THERE ON THE SCREEN.
AND THE MASTER PLAN REALLY ALLOWS A NEW DEVELOPER TO COME IN AND ARRANGE THE LAND, USE DESIGNATIONS AND CHANGE THE SIZES IF THE PLAN GENERALLY CONFORMS. HERE IS A SIDE BY SIDE COMPARISON OF WHAT IS PROPOSED AND WHAT IS CONCEPTUALIZED IN THE DELPHI COMMUNITY PLAN.
SO YOU CAN SEE FOR THE MOST PART THAT THE PROJECT IS VERY SIMILAR WITH DIFFERENCES THAT THE BUSINESS PARK IS GOING TO BE REMOVED AND CHANGING THE LOCATION OF THE MEDIUM DENSITY RESIDENTIAL AND REALLY HIGHLIGHTING WHERE THE FIRE STATION AND SCHOOL SITES WOULD BE.
[00:30:05]
AND MIDDLE SCHOOL. IT REMOVES THE BUSINESS PARK DESIGNATION AND SLIGHTLY REDUCES THE MEDIUM DENSITY RESIDENTIAL USES FOR AN OVERALL MORE SMALL LOT LOW DENSITY RESIDENTIAL.IT ALSO INCLUDES A SITE FOR FIRE STATIONS, PARKS, DETENTION BASINS AND PEDESTRIAN BICYCLE FACILITIES HIGHLIGHTED ON THE IN THE RED ON THE CHART IS THE OVERALL COMPARISON WHERE YOU CAN SEE THAT THE ACREAGE IS SLIGHTLY INCREASED, MOSTLY BECAUSE OF SURVEYING, WHICH SHOWS THAT THE MORE ACCURATE SIZE OF THE AREA IS 273 ACRES AND IT'S AN INCREASE OF DWELLING UNITS BY ABOUT 200 DWELLING UNITS AND A DECREASE OF SOME COMMERCIAL AREA BY 4500 OR 405 SORRY, 457,000FT², MOSTLY BECAUSE OF THE ELIMINATION OF THE BUSINESS PARK IN TERMS OF GENERAL PLAN CONSISTENCY.
THE PROJECT IS CONSISTENT WITH A MAJORITY OF THE OBJECTIVES FOR LAND USE, LAND USE 3.0 OBJECTIVE IN THE DELHI COMMUNITY PLAN AND THE POLICIES AND IMPLEMENTATION MEASURES THAT ARE SPECIFIC TO THE MASTER PLAN AREA FOR ZONING CONSISTENCY.
THE PROJECT DOES NOT INVOLVE ANY ZONING CODE, TEXT AMENDMENTS OR ANY LAND USE APPLICATIONS.
AND SO ONCE THEY ARE IMPLEMENTED, ONCE SUBSEQUENT ENTITLEMENT APPLICATION COMES IN, THOSE APPLICATIONS WILL BE EVALUATED FOR CONSISTENCY WITH THE ZONING CODE AT THOSE TIMES FOR ENVIRONMENTAL REVIEW.
A SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT WAS PREPARED PURSUANT TO SECTION 15162, AND THIS WAS BECAUSE THE DELHI COMMUNITY PLAN DID HAVE AN EIR THAT WAS CERTIFIED BY THE BOARD.
AND THIS PROJECT IS, FOR THE MOST PART, AN ADOPTED COMMUNITY PLAN THAT WITH SOME SMALL AMENDMENTS TO THE LAND USE AND SPECIFIC DETAILS ON HOW TO IMPLEMENT THE PROJECT. AS SUCH, THE EIR REALLY ONLY LOOKS AT THE SPECIFIC IMPACTS THAT ARE ASSOCIATED WITH DEVELOPMENT OF THE SITE AND IMPACT OR AND THEN OTHER CHAPTERS AND TOPICS THAT WEREN'T EVALUATED IN THE 2004 OR 2006 EIR BECAUSE OF NEW STATE LAW.
IN THAT ENVIRONMENTAL REVIEW DOCUMENT.
THAT INCLUDES AIR QUALITY, BIOLOGICAL RESOURCES, GREENHOUSE GAS EMISSIONS AND NOISE.
THERE ARE NO ADDITIONAL SIGNIFICANT AND UNAVOIDABLE IMPACTS THAT WERE FOUND IN THIS PROJECT.
SO AS FOR HOW THIS PROJECT WAS CIRCULATED TO THE PUBLIC, A PUBLIC NOTICE OF PREPARATION WAS CIRCULATED APRIL 6TH, 2002 FOR 30 DAY REVIEW PERIOD AND THEN NOTICE OF AVAILABILITY WHEN THE ACTUAL DOCUMENT WAS COMPLETED ON MAY 26TH, 2023 FOR A 45 DAY REVIEW PERIOD THAT ENDED ON JULY 10TH, 2023, FOR NOTICE OF THIS PUBLIC HEARING.
NOTICE OF THIS PUBLIC HEARING WAS PUBLISHED IN THE MERCED COUNTY TIMES ON SEPTEMBER 14TH AND MAILED TO ALL PROPERTY OWNERS WITHIN 300FT OF THE PROJECT SITE ON SEPTEMBER 15TH. AS OF COMPLETING THE STAFF REPORT, NO PUBLIC COMMENTS WERE RECEIVED.
BUT AFTER PUBLICATION OF THE STAFF REPORT, WE DID RECEIVE A SUPPORT LETTER FROM DELHI COUNTY WATER DISTRICT THAT HAS BEEN PROVIDED TO THE DAIS AS WELL AS TO THE PUBLIC ON THE TABLE OUT FRONT.
AND IT REALLY SPEAKS TO SOME OF THE COMMENTS THAT WERE MADE IN RESPONSE TO THE EIR DOCUMENT, SPECIFICALLY FROM ONE OF THE COMMENTERS AND REALLY ATTEST TO SUPPORT OF THE PROJECT HOUSING AND SHOWING THAT THERE ARE SERVICES THAT CAPACITY TO SERVE THE SITE.
THE FIRST IS TO RECOMMEND THE PLANNING OR RECOMMEND THE BOARD OF SUPERVISORS CERTIFY THE SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT AND ADOPT THE MITIGATION, REVISED MITIGATION MONITORING AND REPORTING PROGRAM.
AND THEN SECONDLY, TO ADOPT THE RESOLUTION RECOMMENDING THE BOARD OF SUPERVISORS, ADOPT A RESOLUTION TO APPROVE GENERAL PLAN AMENDMENT NUMBER GPA 23-002 AND PLAN DEVELOPMENT NUMBER PD 18-001 AND ADOPT AN ORDINANCE TO APPROVE ZONE CHANGE NUMBER ZC 23-002. THIS CONCLUDES STAFF'S PRESENTATION.
STAFF IS AVAILABLE TO ANSWER ANY QUESTIONS, AS WELL AS THE CONSULTANT WHO PREPARED THE DOCUMENT.
WE ALSO HAVE IN THE AUDIENCE THE APPLICANT TEAM IF YOU HAVE ANY QUESTIONS FOR THEM AS WELL.
OKAY. THANK YOU. ARE THERE ANY QUESTIONS FOR STAFF FROM THE COMMISSION?
[00:35:08]
OKAY, NOT HEARING ANY.I WILL OPEN THE PUBLIC HEARING ON THIS ITEM.
ANYBODY WOULD LIKE TO COME FORWARD AND SPEAK TO THIS ITEM.
COULD DO SO NOW. AND PLEASE STATE YOUR NAME AND ADDRESS FOR THE RECORD.
MEET US WITH LEADERSHIP COUNCIL.
I JUST WANTED TO MAKE A QUICK COMMENT OF AS MERCED COUNTY CONTINUES PLANNING FOR THE FUTURE DEVELOPMENT OF THE BRADBURY MASTER PLAN, DELHI RESIDENTS WOULD LIKE TO HEAR PROPOSALS OF FUTURE HOUSING, COMMERCIAL AND ANY INDUSTRIAL DEVELOPMENT THAT MIGHT TAKE PLACE.
SO DEED RESTRICTIONS FOR LOW INCOME AND VERY LOW INCOME HOUSING DEVELOPMENT.
SO IN THE FUTURE, AS THE COUNTY CONTINUES TO DEVELOP OUT PLANS AND IF THERE IS KIND OF ZONED FOR INDUSTRIAL DEVELOPMENT DELHI RESIDENTS REALLY SPECIFIED WANTING TO BE TO BE HAVE A SEAT IN THAT CONVERSATION AND DISCUSS THEIR INPUT BECAUSE SPECIFICALLY THEY DON'T WANT TO SEE ANY HEAVY DEVELOPMENT SUCH AS LARGE TRUCK STOPS OR DISTRIBUTION CENTERS.
I KNOW THAT THAT WAS A CONCERN WHEN THE INITIAL MAP CAME OUT.
MY NAME IS SOCORRO CAZARES AND I'M A RESIDENT FROM DELHI.
AS I SEE THIS COMMUNITY GROW OR WE WERE WAITING FOR IT TO GROW, WE ARE SO CONCERNED ABOUT HAVING THE LOW INCOME RESIDENTS HOMES FOR THE RESIDENTS AND AS WELL AS AS IN THE NEW PLAN THAT YOU HAVE THAT YOU REMOVED COMPLETELY THE THE PARK THAT IS MUCH NEEDED FOR FOR WHEN YOU BRING IN NEW RESIDENTS, NEW HOMES TO THE RESIDENTS TO THIS AREA.
WE JUST WANT TO BE INVOLVED TO SEE IF THERE'S YOU CAN STILL KEEP THIS PARK WITH WITHIN THE PLAN WHEN YOU BRING IN THE NEW HOMES IN THE BRADBURY PLAN AS YOU AS I HEARD YOUR YOU'RE PLANNING TO BRING IN OVER OR 200 RESIDENTS HOMES TO TO THIS COMMUNITY AND WE DON'T HAVE NOTHING ELSE BUT HOMES.
SO AS THIS CONTINUES TO GROW, WE WOULD ALSO LIKE TO CONTINUE TO FOR YOU GUYS TO PLAN AND BRING IN SOME KIND OF DEVELOPMENT FOR FOR BUSINESSES AS WELL. THAT IS NOT GOING TO AFFECT THE SMALL LITTLE TOWN OF DELHI, WHICH IS NOT AS SMALL NO MORE.
IT'S ALMOST AS BIG AS LIVINGSTON.
SO IT IS VERY MUCH IN NEED OF OF EVERYTHING AS WELL.
OKAY. THANK YOU. GOOD MORNING, CHAIRPERSON. MEMBERS OF THE COMMISSION.
MY NAME IS CHRIS HAWK WITH RBK DEVELOPMENT.
THANK YOU AGAIN FOR ALL OF STAFF'S TREMENDOUS SUPPORT AND WORK ON THIS.
WE'VE BEEN WORKING WITH THE CURRENT STAFF FOR OVER TWO YEARS ON THIS.
MY EXPERIENCE FOR WITH THE DELHI COMMUNITY PLAN GOES BACK ALMOST 20 YEARS.
I WAS THE LEAD DEVELOPER IN BRINGING FORTH THE COMMUNITY PLAN.
WE WORKED FOR OVER THREE YEARS WITH THE DELHI MAC, THE MUNICIPAL ADVISORY COUNCIL, HAVING MONTHLY MEETINGS WITH THE COMMUNITY TO PRODUCE THE COMMUNITY PLAN.
THIS BRADBURY PLAN THAT WE'RE WORKING ON IS A PORTION OF THAT COMMUNITY PLAN.
IT'S CONSISTENT WITH THE COMMUNITY PLAN AS STAFF IS HAS IDENTIFIED.
JUST A COUPLE OF COMMENTS WITH REGARD TO THE LAST SPEAKER.
I THINK SHE JUST NEEDS TO TAKE ANOTHER LOOK AT WHAT WE'RE PROPOSING.
THE ORIGINAL PARK ACREAGE WAS 25 ACRES UNDER THE DELHI COMMUNITY PLAN.
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TERMS OF WORKING.ANOTHER COMMENT THAT WAS MADE IN TERMS OF WORKING WITH THE COMMUNITY.
WE'LL CONTINUE OUR OUTREACH AS WE MOVE FORWARD AND WE'RE COMMITTED TO DOING THAT.
SO WE APPRECIATE YOUR CONSIDERATION OF OUR PROPOSAL.
HEY, WOULD ANYONE ELSE LIKE TO COME FORWARD? HI, MY NAME IS JEAN OKUI AND I'M PRESIDENT OF THE VALLEY LAND ALLIANCE, AN ORGANIZATION WE STARTED IN 2005.
WE'RE CONCERNED ABOUT SPRAWL AND FARMING LAND, ESPECIALLY PRECIOUS FARMING LAND BEING PAVED OVER.
IN FACT, THIS IS THE FIRST TIME I'VE HEARD ABOUT IT IS TODAY.
AND I SEE IT'S BEEN IN THE WORKS FOR TWO YEARS.
I DO KNOW THAT THERE HAVE BEEN SOME STUDIES OF MERCED COUNTY THAT RECENTLY.
I THINK ERIC SERRATO WAS THE ONE THE RESPONSIBLE FOR THAT STUDY.
BUT I REMEMBER ON A ON A LARGE INFORMATION PANEL THING, IN FACT, I REQUESTED IT BE IN THIS BUILDING ON THE FIRST FLOOR.
AND IF YOU COME IN FROM THE PARKING LOT AND IT WAS AT THE NORTH SIDE, YOU'LL SEE THAT IT'S BUT IT SAYS IT'S THERE 48,000, ALMOST 48,000 PEOPLE THAT DRIVE OUT OF OUR COUNTY TO WORK.
I HAVE A CONCERN BECAUSE WE'RE TRYING TO ADDRESS CLIMATE CHANGE.
BUT WE NEED TO THINK DIFFERENTLY AND WE NEED TO THINK ABOUT BALANCING THE JOBS WITH THE HOUSING.
WE CAN'T CONTINUE JUST MAKING HOUSING FOR THE PEOPLE THAT ARE WORKING OUT OF THE COUNTY.
SO ALSO, I HAVE A CONCERN ABOUT THE WATER.
I'VE BEEN WORKING WITH SIGMA SUSTAINABLE GROUNDWATER MANAGEMENT FOR SEVERAL YEARS NOW.
WE CAN KEEP GOING DEEPER AND MENTION WITH THE DELHI PERSON THAT CAME UP HERE EARLIER, SHE WAS REFUTING WHAT SOME OF THE PEOPLE HAD SAID.
BUT THE WATER YOU GO DOWN SO DEEP, LIKE IN LIVINGSTON, WE HAVE MANGANESE.
FOSTER FARMS IS EVEN SHUT DOWN ONCE BECAUSE THE WATER WAS RED AND IT MADE THE CHICKENS RED.
WE CAN'T JUST KEEP GOING DOWN.
I DON'T KNOW WHAT THE SITUATION IS FOR THE WATER IN DELHI.
MAYBE THEY HAVE A FILTRATION PLANT, BUT IT'S NOT CHEAP.
AND WITH SCHOOLS AND FIRE DEPARTMENT, I'M A FARMER.
THE HAVING FIRE STATIONS AND SCHOOLS.
I PAY ALMOST $2,000 IN BONDS FOR SCHOOLS AND I HAVE AN 80 ACRE FARM.
THERE'S SOMETHING WRONG THAT FARMERS ARE ALWAYS TAXED FOR ALL THESE IMPROVEMENTS.
OKAY. ANYBODY ELSE LIKE TO COME FORWARD? NOT SEEING ANY. I WILL CLOSE THE PUBLIC HEARING ON THIS ITEM AND COME BACK TO THE COMMISSION FOR EITHER DISCUSSION OR A MOTION.
I'M VERY FAMILIAR WITH THIS PROJECT.
SO IT'S NOT TAKING SOMETHING OUT THAT WAS NEVER INTENDED TO BE NOT FARMED.
I THINK THERE'S A LOT OF GREAT PARTS OF THE PROJECT.
ONE OF YOU HAVE TO TWO ACCESSES TO HIGHWAY 99 ON BOTH SHANKS AND BRADBURY ROADS.
AND ALL THAT BEING SAID, I'D LIKE TO MAKE THE MOTION RECOMMENDING THAT THE BOARD OF SUPERVISORS CERTIFY THE SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT AND ADOPT THE REVISED MITIGATION MONITORING AND REPORTING PROGRAM.
SECOND, WE HAVE A MOTION AND A SECOND ON THE SEQUA.
ALL THOSE IN FAVOR? AYE. YOU'RE ALSO VOTES.
AYE. ANY OPPOSED? MOTION CARRIED.
AND THEN MOVING ON TO THE PROJECT DETERMINATION.
I'D LIKE TO MAKE THE MOTION TO ADOPT A RESOLUTION RECOMMENDING THE BOARD OF SUPERVISORS ADOPT THE RESOLUTION TO APPROVE GENERAL PLAN AMENDMENT NUMBER GPA 23-002 AND PLAN DEVELOPMENT ZONE NUMBER PD 18-001 AND ADOPT AN ORDINANCE TO APPROVE ZONE CHANGE
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NUMBER ZC 23-002.SECOND. OKAY, WE HAVE A MOTION AND A SECOND ON THE PROJECT.
OKAY. ITEM SEVEN COMMISSION ACTION ITEMS. NOTHING FURTHER. DIRECTOR'S REPORT.
ANY COMMISSIONERS COMMENT? NOT HEARING ANY, I WILL ADJOURN THE MEETING.
THANK YOU. THANK YOU.
* This transcript was compiled from uncorrected Closed Captioning.