[ 1. CALL TO ORDER]
[00:00:04]
GOOD MORNING. DID YOU CALL THIS MEETING TO ORDER? WOULD YOU JOIN ME IN THE PLEDGE OF ALLEGIANCE? AND TO THE REPUBLIC FOR WHICH IT STANDS. ONE NATION UNDER GOD, INDIVISIBLE, WITH LIBERTY AND JUSTICE FOR ALL.
ALRIGHT. ROLL CALL. COMMISSIONERS. COMMISSIONER TATUM.
HERE. COMMISSIONER ERRECA. HERE. COMMISSIONER JAWAD.
HERE. VICE CHAIRMAN. CHAIRMAN RAMIREZ. HERE. MR. CHAIRMAN SPYCHER DID EXCUSE HIMSELF. MISTER CHAIR, YOU HAVE A QUORUM. YEAH.
HE'LL PAY FOR IT. A CHANCE TO LOOK AT THE MINUTES.
[ 4. APPROVAL OF MINUTES]
APPROVAL. MOTION TO APPROVE. SECOND. ALL THOSE IN FAVOR? ANY OPPOSED? OKAY. SO MOVED.OKAY, SO THIS IS THE TIME WHERE WE OPEN THE FLOOR TO CITIZEN COMMUNICATION.
[ 6. PUBLIC HEARING(S)]
WE'LL OPEN THAT UP. AND FIRST ITEM IS THE MINOR SUBDIVISION NUMBER MS25-005-008.I'M SORRY. GOOD MORNING, PLANNING COMMISSION.
MY NAME IS RICARDO MERCADO. THE PROJECT BEFORE YOU IS MINOR SUBDIVISION MS24 OR MS25-005-008 FOR THE APPLICANT, TIM JONES. THE PROJECT IS A REQUEST TO SUBDIVIDE AN APPROXIMATELY THREE ACRE PARCEL INTO TWO PARCELS.
PARCEL ONE WOULD EQUAL APPROXIMATELY 1.05 ACRES AND PARCEL TWO APPROXIMATELY 1.940 NET ACRES.
VICINITY, THIS IS THE VICINITY OF THE PROJECT SITE.
THE SITE IS OUTLINED IN A RED RECTANGLE AND CONSISTS OF ONE, LIKE I SAID, APPROXIMATELY THREE ACRE PARCEL LOCATED ON THE NORTH SIDE OF YOSEMITE AVENUE, APPROXIMATELY 700FT WEST OF LAKE ROAD IN MERCED.
THE PROJECT SITE CONTAINS A SINGLE FAMILY HOME AND AN ACCESSORY STORAGE STRUCTURE.
THERE IS ACCESS TO THE PROPERTY VIA TWO EXISTING DRIVEWAYS ALONG YOSEMITE AVENUE AS WELL.
THE SITE IS, THE SITE AND THE SURROUNDING AREA IS CHARACTERIZED BY RESIDENTIAL LAND USE, SUCH AS SINGLE FAMILY HOMES TO THE NORTH, EAST AND WEST AND MULTIFAMILY HOUSING TO THE SOUTH.
THE PROJECT SITE ALSO BORDERS THE CITY OF MERCED ON THE SOUTH SIDE.
THE DIVISION OF ENVIRONMENTAL HEALTH HAS REVIEWED AND DETERMINED THAT THE REMAINDER PARCEL WOULD HAVE ADEQUATE SPACE TO SUPPORT AN INDIVIDUAL DOMESTIC WELL AND ANOTHER ON SITE SEPTIC SYSTEM SHOULD DEVELOPMENT OCCUR. OF COURSE, THE EXHIBIT WAS ALSO REVIEWED BY THE CITY OF MERCED.
AND THE PROJECT IS, AS THE PROJECT DOES, FALL UNDER THEIR SPHERES OF, SPHERE OF INFLUENCE.
MOVING FORWARD, THE PROJECT CAN BE FOUND CONSISTENT WITH THE APPLICABLE GENERAL PLAN POLICIES, INCLUDING, BUT NOT LIMITED TO, GOAL ONE AND POLICY LU-1.4 AND LU-3. WITH POLICY LU-3.3 AND GOAL HE-1 AN DIVISION MAP ACT AND TITLE 17.
ADDITIONALLY, THE PROJECT IS FOUND CONSISTENT WITH THE APPLICABLE GOALS AND DEVELOPMENT STANDARDS OF THE MERCED COUNTY ZONING CODE, MEANING THE MINIMUM PARCEL SIZE REQUIREMENTS FOR THE RR RURAL RESIDENTIAL ZONING DISTRICT AS OUTLINED IN SECTION 18.12.
STAFF HAS FOUND THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15315 MINOR LAND DIVISIONS OF THE CEQA GUIDELINES. THE PROJECT CONSISTS OF THE SUBDIVISION OF A PROPERTY IN AN URBANIZED AREA, ZONED RESIDENTIAL INTO FOUR FEWER PARCELS AND IS IN CONFORMANCE WITH GENERAL PLAN AND ZONING, WITH NO VARIANCES OR EXCEPTIONS REQUIRED.
[00:05:06]
THE PROPOSED PARCELS MAINTAIN ADEQUATE SPACE TO HAVE AN INDIVIDUAL DOMESTIC, WELL AND ONSITE SEPTIC SYSTEMS, WHICH WOULD BE SUBJECT TO PERMITS ISSUED BY THE DIVISION OF ENVIRONMENTAL HEALTH.NOTICE OF THE PUBLIC HEARING IS PUBLISHED IN THE MERCED COUNTY TIMES ON JULY 17TH, 2025, AND MAILED OUT TO ALL OWNERS OF THE PROPERTY LOCATED WITHIN 300FT OF THE PROJECT SITE ON JULY 17TH AS WELL.
NO WRITTEN OR VERBAL COMMENTS WERE RECEIVED BY STAFF. STAFF HAS TWO RECOMMENDATIONS FOR THE PROJECT.
FIRST ONE FOR CEQA WOULD BE TO TO DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15315 MINOR LAND DIVISIONS OF THE CEQA GUIDELINES. AND TO APPROVE MINOR SUBDIVISION MS25-008 BASED ON THE FINDINGS INCLUDED IN THE STAFF REPORT AND SUBJECT TO THE RECOMMENDED CONDITIONS OF APPROVAL. THIS CONCLUDES STAFF'S PRESENTATION.
I'M AVAILABLE FOR QUESTIONS. ADDITIONALLY, THE APPLICANT IS ALSO IN THE PUBLIC FOR QUESTIONS.
YEAH, 1.94 AND 1.05 COMES OUT TO 2.99 ACRES. WHAT HAPPENS TO THE 0.01 ACRES LEFT OVER? SO THE THREE ACRES IS JUST A ASSESSOR'S PARCEL PAGE.
APPROXIMATE. I BELIEVE THE ACTUAL PARCEL SIZE WILL BE DETERMINED WITH THE SURVEY.
BUT IT'S ULTIMATELY APPROXIMATELY THREE ACRES, I BELIEVE.
THE THE FUTURE SEPTIC TANK WOULD ALSO HAVE ENOUGH OF A SETBACK FROM THE PARCELS ADJOINING IT.
WELL. THANK YOU. JUST A QUESTION, IF I MAY, MR. CHAIR. WHAT'S THE DISTANCE? THE SEPARATION DISTANCE BETWEEN SEPTIC AND AND.
WELL TO MY KNOWLEDGE, I BELIEVE SEPTIC SYSTEMS, THEY REQUIRE A TEN FOOT SETBACK, BUT I BELIEVE WELLS HAVE A 100 FOOT RADIUS IN RESIDENTIAL DISTRICTS. THANK YOU FOR THE CLARIFICATION.
SEEING NONE, I CLOSE THE PUBLIC HEARING AND MOVE TO THE COMMISSIONERS FOR FURTHER COMMENTS OR MOTION.
LET ME START. I'LL MAKE A MOTION TO DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15315 MINOR LAND DIVISIONS OF THE CEQA GUIDELINES.
SECOND. ALL THOSE IN FAVOR. ANY OPPOSED? SO MOVED.
ON TO PROJECT DETERMINATION. I'LL MAKE A MOTION TO APPROVE MINOR SUBDIVISION NUMBER MS25-008 BASED ON THE FINDINGS INCLUDED IN THE STAFF REPORT AND SUBJECT TO THE RECOMMENDED CONDITIONS OF APPROVAL.
ALL THOSE IN FAVOR. SECOND. SECOND. SECOND. ALL IN FAVOR? AYE. SO MOVED. ON TO SECOND ITEM. MINOR SUBDIVISION NUMBER MS25-007.
THANK YOU. GOOD MORNING, COMMISSIONERS. MY NAME IS JENNY, AND I'M THE PROJECT PLANNER FOR MINOR SUBDIVISION NUMBER MS25-007 FOR AURELIA GONCALVES. THE PROJECT IS A REQUEST TO SUBDIVIDE A 127 ACRE PARCEL, RESULTING IN PARCEL ONE, 32.5 ACRES NET AND A REMAINDER PARCEL OF 94.5 ACRES NET.
[00:10:05]
AGRICULTURAL. THIS IS THE VICINITY OF THE PROJECT SITE OUTLINED IN RED.IT CONSISTS OF ONE PARCEL OF 127 ACRES, AND IS LOCATED ON THE WEST SIDE OF TURNER ISLAND ROAD, 1828FT SOUTH OF HENRY MILLER AVENUE IN THE LOS BANOS AREA.
ACCESS IS PROVIDED ALONG TURNER ISLAND ROAD. THE PROJECT SITE HAS TWO PRIVATE ACCESS ENTRANCE DRIVEWAY, ONE LOCATED ON THE NORTH AND ONE LOCATED ON THE SOUTH OF THE PROJECT SITE.
THE DELTA-MENDOTA CANAL RUNS ALONG THE NORTH OF THE PROJECT SITE, AND THE SURROUNDING AREA CONSISTS OF AGRICULTURAL USAGE SUCH AS ROW CROPS AND RURAL RESIDENTS. THIS IS THE TENTATIVE MAP THAT DISPLAYS PROPOSED PARCEL ONE OUTLINED IN RED.
THE 32.5 ACRES NET AND THE PROPOSED REMAINDER PARCEL OUTLINED IN BLUE OF 94.5 ACRES NET.
BOTH PARCELS WOULD HAVE FRONTAGE ACCESS TO TURNER ISLAND ROAD.
THERE ARE NO EXISTING HOMES OR STRUCTURES ON THE PROPOSED PARCELS.
THERE WILL BE NO CONSTRUCTION OR CHANGE OF LAND USE ALSO PROPOSED WITH THIS SUBDIVISION.
THE PROJECT IS CONSISTENT WITH APPLICABLE GENERAL PLAN POLICIES REGARDING THE PRESERVATION OF AGRICULTURAL USES IN COMPLIANCE WITH POLICY AG-3.12. STAFF HAS RECOMMENDED THE FINAL MAP, INCLUDING NOTE STATING THAT ANY NEW RESIDENTS WILL REQUIRE A CONDITIONAL USE PERMIT FROM THE COUNTY. THE PROJECT IS ALSO CONSISTENT WITH APPLICABLE PROVISIONS OF THE SUBDIVISION MAP ACT AND TITLE 17.
ADDITIONALLY, THE PROJECT IS CONSISTENT WITH THE APPLICABLE DEVELOPMENT STANDARDS OF THE MERCED COUNTY ZONING CODE, MEETING THE MINIMUM REQUIRED PARCEL SIZES OF THE A-1 GENERAL AGRICULTURAL ZONING DISTRICT.
STAFF HAS DETERMINED THAT NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED PURSUANT TO SECTION 15162.
SUBSEQUENT EIRS AND NEGATIVE DECLARATIONS OF THE CEQA GUIDELINES.
BASED ON THE ANALYSIS OF THE REST OF THE 2030 MERCED COUNTY GENERAL PLAN PROGRAM ENVIRONMENTAL IMPACT REPORT AND THE ATTACHED CEQA GUIDELINES, SECTION 15162, FINDINGS AND ANALYSIS. THE 2030 MERCED COUNTY GENERAL PLAN PROGRAM, EIR CONTAINED AN EXTENSIVE ANALYSIS OF THE POTENTIAL IMPACTS OF THE SUBDIVISIONS LOCATED IN AGRICULTURAL AREAS OF THE COUNTY.
FURTHER ANALYSIS TO SUPPORT THIS DETERMINATION CAN BE FOUND ON ATTACHMENT C OF THE STAFF REPORT.
NOTICE OF THE PUBLIC HEARING WAS FIRSTLY PUBLISHED IN THE WEST SIDE EXPRESS ON AUGUST 13TH, 2025. THE SECOND NOTICE WAS ALSO PUBLISHED IN THE MERCED COUNTY TIMES AND MAILED TO ALL PROPERTY OWNERS LOCATED WITHIN 300FT OF THE PROJECT SITE ON AUGUST 14TH, 2025. NO COMMENTS WERE RECEIVED BY STAFF.
STAFF HAS TWO RECOMMENDATIONS. DETERMINE NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED PURSUANT TO SECTION 151 62 SUBSEQUENT EIRS AND NEGATIVE DECLARATIONS OF THE CEQA GUIDELINES BASED ON THE ANALYSIS IN THE 2030 MERCED COUNTY GENERAL PLAN PROGRAM ENVIRONMENTAL IMPACT REPORT AND THE ATTACHED CEQA GUIDELINES SECTION 15162 FINDINGS AND ANALYSIS.
SECOND IS APPROVE MINOR SUBDIVISION NUMBER MS25-007 BASED ON THE FINDINGS INCLUDED IN THE STAFF REPORT AND SUBJECT TO THE RECOMMENDED CONDITIONS OF APPROVAL. THIS CONCLUDES STAFF PRESENTATION.
I'M AVAILABLE FOR QUESTIONS. THANK YOU. ANY QUESTIONS FROM THE COMMISSIONERS OR STAFF? NONE. OKAY. SEEING NONE, I'LL OPEN THE PUBLIC HEARING ON THIS ITEM.
SEEING NO ONE, I WILL CLOSE IT AND MOVE ON TO A MOTION.
I'LL MAKE THE MOTION THAT WE DETERMINE NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED PURSUANT TO SECTION 15162, SUBSEQUENT EIRS AND NEGATIVE DECLARATIONS OF THE CEQA GUIDELINES BASED ON THE ANALYSIS IN THE 2030 MERCED COUNTY GENERAL PLAN PROGRAM ENVIRONMENTAL IMPACT REPORT AND THE ATTACHED CEQA GUIDELINES, SECTION 15162 FINDINGS AND ANALYSIS.
SECOND. SECOND. ALL THOSE IN FAVOR? AYE. SO MOVED.
ON TO PROJECT PRODUCT DETERMINATION. I'LL MAKE THE MOTION THAT WE APPROVE MINOR SUBDIVISION NUMBER MS25-007 BASED ON THE FINDINGS INCLUDED IN THE STAFF REPORT AND SUBJECT TO THE RECOMMENDED CONDITIONS OF APPROVAL. SECOND.
SECOND. SECOND. ALL THOSE IN FAVOR? AYE. ALL THOSE OPPOSED?
[00:15:05]
OKAY. SO MOVED. ALL RIGHT. COMMISSION ACTION ITEMS? NONE. DIRECTOR'S REPORT. YEAH. I JUST WOULD LIKE TO TAKE THIS OPPORTUNITY TO THANK MICHAEL FONT,[ 8. DIRECTOR'S REPORT]
OUR DEPUTY COUNTY COUNSEL. TODAY'S HIS LAST PLANNING COMMISSION WITH US.SO I WANT TO SAY THANK YOU FOR ALL YOUR WORK ON PLANNING AND WITH THE DEPARTMENT.
THANK YOU. OKAY, SO NOW WE ADJOURN.
* This transcript was compiled from uncorrected Closed Captioning.